4902 Winecup Cv · San Antonio, TX 78109

$186,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 53 Days on market

Built 2024 4,791 sqft lot Est $165k · 14% over $56/mo HOA · 3% of rent ↓ 2% since listing

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.2/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Estimated Completion May 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• CHEF-INSPIRED KITCHEN
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-38 ($-451/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (11.3% below list).
• Recommended offer: $166k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tradition El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 993 students, 51% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $165,919 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $164,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4902 Winecup Cv	0.00mi	3/2.5	1,360 (0%)	1mo	$186,999	$137	99
11926 Spiderwort Rdg	0.04mi	3/2.5	1,360 (0%)	2mo	$175,999	$129	97
4957 Winecup Cv	0.08mi	3/2.5	1,360 (0%)	0mo	$160,999	$118	96
4949 Winecup Cv	0.08mi	3/2.5	1,360 (0%)	1mo	$160,999	$118	96
4965 Winecup Cv	0.09mi	3/2.5	1,360 (0%)	1mo	$163,999	$121	95
11942 Spiderwort Rdg	0.02mi	3/2.5	1,189 (-13%)	1mo	$163,999	$138	77
11946 Spiderwort Rdg	0.02mi	4/2.5 (+1)	1,535 (+13%)	1mo	$177,999	$116	72
11930 Spiderwort Rdg	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$172,999	$113	71
11922 Spiderwort Rdg	0.05mi	4/2.5 (+1)	1,535 (+13%)	1mo	$177,999	$116	71
11906 Spiderwort Rdg	0.06mi	4/2.5 (+1)	1,535 (+13%)	1mo	$171,999	$112	70
4961 Winecup Cv	0.09mi	4/2.5 (+1)	1,535 (+13%)	1mo	$199,999	$130	69
4953 Winecup Cv	0.08mi	4/2.5 (+1)	1,535 (+13%)	1mo	$200,999	$131	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-37,496
• Equity at exit: $27,882

10-year hold

• IRR: -24.5%
• Equity multiple: -0.04×
• Total profit: $-54,280
• Equity at exit: $16,168

Cash invested: $52,360 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1152
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$981
• Tax est. 1.5%: −$234 /mo · $2,805/yr
• Insurance: −$78
• HOA: −$56
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-38

Break-even live

Break-even rent $1,707

Max offer price $181,566

Occupancy floor 97%

Sensitivity live

Price	-10% $92	-5% $27	+0% $-38	+5% $-102	+10% $-167
Rent	-10% $-169	-5% $-103	+0% $-38	+5% $28	+10% $94
Rate	-1.0pp $57	-0.5pp $10	base $-38	+0.5pp $-86	+1.0pp $-135

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11938 Spiderwort Rdg Converse, TX	3.0	2.5	1189	$1,600	$1.35	5d	1	0.04mi
4906 Winecup Cv Converse, TX	3.0	2.5	1189	$1,350	$1.14	24d	1	0.09mi
12135 Floral Blossom Converse, TX	2.0	2.5	1015	$1,300	$1.28	5d	1	0.17mi
12003 Floral Blossom Converse, TX	3.0	2.5	1189	$1,550	$1.30	44d	1	0.20mi
4522 Meerkat Converse, TX	3.0	2.0	1489	$1,750	$1.18	11d	1	0.54mi
4918 Valenzuela Converse, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	2d	82	0.73mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	24d	1	1.22mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	3d	1	1.24mi
13015 Red Elks Lks Saint Hedwig, TX	3.0	2.0	1445	$1,650	$1.14	3d	1	1.27mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	24d	1	1.27mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	5d	1	1.29mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	4d	1	1.30mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	44d	1	1.32mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	5d	1	1.32mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	2d	1	1.32mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	22d	1	1.32mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	24d	1	1.33mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	22d	1	1.33mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	20d	1	1.33mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	20d	1	1.33mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	5d	1	1.34mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	24d	1	1.34mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	44d	1	1.34mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	11d	1	1.35mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	24d	1	1.36mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	5d	1	1.37mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	22d	1	1.38mi
13015 Kathleen St Saint Hedwig, TX	3.0	2.0	1235	$1,540	$1.25	24d	1	1.38mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,880	$1.01	2d	1	1.40mi
3923 Ivy Path Saint Hedwig, TX	3.0	2.0	1445	$1,600	$1.11	24d	1	1.40mi
12932 Lake Fryer Converse, TX	3.0	2.0	1230	$1,200	$0.98	4d	1	1.42mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	15d	1	1.42mi
3414 Jacobs Wls Saint Hedwig, TX	3.0	2.0	1450	$1,325	$0.91	5d	1	1.47mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	44d	1	1.48mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	44d	1	1.48mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	2d	1	1.49mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   price $186,999
3. 2026-04-24
   status Back on Market
4. 2026-04-01
   status Pending
5. 2026-03-25
   price $172,999
6. 2026-03-24
   price $173,999
7. 2026-03-18
   price $172,999
8. 2026-03-17
   price $173,999
9. 2026-03-12
   price $176,999
10. 2026-02-27
    price $191,999
11. 2026-02-10
    listed $190,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,910
• − Mortgage interest: −$10,475
• − Property taxes: −$2,805
• − Insurance: −$935
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$672
• − Depreciation: −$5,440
• Taxable loss: −$3,602
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $414/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-2.1% since first listed

11 events — show timeline

• 2026-04-27 Pending — LERA
• 2026-04-25 Price Changed $186,999 LERA
• 2026-04-24 Relisted — LERA
• 2026-04-01 Pending — LERA
• 2026-03-25 Price Changed $172,999 LERA
• 2026-03-24 Price Changed $173,999 LERA
• 2026-03-18 Price Changed $172,999 LERA
• 2026-03-17 Price Changed $173,999 LERA
• 2026-03-12 Price Changed $176,999 LERA
• 2026-02-27 Price Changed $191,999 LERA
• 2026-02-10 Listed $190,999 LERA