4714 Vaquero Crk · San Antonio, TX 78073

$195,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily · 132 Days on market

Built 2025 5,488 sqft lot Est $195k · at est.

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover your dream home in the heart of Rancho Carlota! This is a vibrant new community where Cross Timber Homes presents an exceptional opportunity to own a beautifully designed house that blends comfort and style! Charming 3-bedroom, 2-bathroom home offers a thoughtfully crafted open layout, perfect for modern living and entertaining. Step inside to find vinyl wood flooring that gracefully flows throughout the home. Abundant natural light enhances the spacious feel! The heart of this home is the sleek kitchen, featuring granite countertops, a convenient bar top area, ample cabinetry, and state-of-the-art stainless-steel appliances. As an added feature, the refrigerator is included with y

Key facts

• Double vanity
• Vinyl wood flooring
• Outdoor front porch

Tags

• VINYL WOOD FLOORING
• GRANITE COUNTERTOPS
• BAR TOP AREA
• DOUBLE VANITY
• WALK-IN CLOSET
• OUTDOOR FRONT PORCH

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision: Rancho Carlota; Subdivision legal name: SOUTHWEST METRO ACREAGE

Exterior

• Parking: Covered parking not specified
• Security: Owned security system
• Utilities: City water
• Home design: North-facing; New construction by Crosstimber Homes; Siding and cement fiber exterior
• Construction: Built within the last year; Slab foundation; Composition roof
• Exterior features: Covered patio; Privacy fence; Double pane windows; Storage building / shed

Interior

• Kitchen: Island kitchen; Stove/Range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet, ceiling fan, and full bath; Bedroom 2; Bedroom 3
• Flooring: Ceramic tile floors
• Bathrooms: Two full bathrooms; Master bath with shower only and double vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; Security system (owned); High-speed internet; Open floor plan; Living/dining room combination; Island kitchen; Utility room inside; Ground level / no steps; All window coverings remain; Storage building / shed
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level; Utility room inside; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $53 ($635/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (9.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools C-, crime F.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 324 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($172k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $194,790
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4710 Vaquero Crk	0.00mi	3/2.0	1,290 (0%)	5mo	$195,000	$151	96
4718 Vaquero Crk	0.00mi	3/2.0	1,290 (0%)	8mo	$195,000	$151	94
4706 Vaquero Crk	0.00mi	3/2.0	1,290 (0%)	9mo	$195,000	$151	93
12319 Kneeling Path	0.00mi	3/2.0	1,402 (+9%)	4mo	$190,999	$136	82

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.42×
• Total profit: $22,803
• Equity at exit: $83,334

10-year hold

• IRR: 10.4%
• Equity multiple: 2.50×
• Total profit: $81,682
• Equity at exit: $125,144

Cash invested: $54,600 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 324
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $53

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 92%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-12
   statusdays on market $195,000 Pending 132 DOM
2. 2026-06-09
   days on market $195,000 Active Option 129 DOM
3. 2026-06-08
   days on market $195,000 Active Option 128 DOM
4. 2026-06-08
   days on market $195,000 Active Option 127 DOM
5. 2026-06-07
   days on market $195,000 Active Option 126 DOM
6. 2026-06-03
   days on market $195,000 Active Option 123 DOM
7. 2026-06-02
   days on market $195,000 Active Option 122 DOM
8. 2026-06-02
   status $195,000 Active Option 121 DOM
9. 2026-06-01
   days on market $195,000 Active 121 DOM
10. 2026-05-31
    days on market $195,000 Active 120 DOM
11. 2026-01-31
    listed $195,000 New
12. 2026-01-30
    historical
13. 2025-05-23
    listed $195,000 New

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,274
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,673
• Taxable loss: −$2,626
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,265/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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 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

• City population: 1,806,925
• Population (ZIP): 9,510

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: Predominantly Hispanic (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-01-31 Listed $195,000 LERA
• 2026-01-30 Listing Removed — LERA
• 2025-05-23 Listed $195,000 LERA