5938 Celestite Bnd · San Antonio, TX 78222

$250,000

5 bd · 2.5 ba · 1,819 sqft · SingleFamily · 91 Days on market

Built 2026 Good condition 5,662 sqft lot $137/sqft · at area comps Est $248k · at est. $32/mo HOA · 1% of rent

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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 +11.8/30.0
• ARV discount +7.2/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• DSCR +3.5/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Blue Ridge Ranch by clicking the text with us button or the request information button.

Key facts

• Pantry
• Quality cabinetry
• Quartz counter tops

Tags

• OPEN FLOORPLAN CONCEPT
• QUARTZ COUNTER TOPS
• QUALITY CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE BREAKFAST ISLAND
• PANTRY

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-67 ($-809/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.3% below list).
• Recommended offer: $214k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 39% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 91 days — a 9% lower offer ($228k) 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; moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,212 (14.3% 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 91 days. Have you received any prior offers? Is the seller open to a 14% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $248,074
• List price: $250,000
• Delta: 0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4822 Turquoise Park	0.03mi	5/2.5	1,819 (0%)	2mo	$271,500	$149	97
4814 Turquoise Park	0.03mi	4/2.5 (-1)	1,617 (-11%)	3mo	$261,500	$162	73
4738 Turquoise Park	0.05mi	4/2.5 (-1)	1,617 (-11%)	2mo	$261,000	$161	73
4927 Blue Rnch	0.12mi	4/2.5 (-1)	1,644 (-10%)	6mo	$249,990	$152	68
5906 Cienna Cv	0.25mi	4/2.0 (-1)	1,731 (-5%)	8mo	$299,990	$173	67
5914 Cienna Cv	0.23mi	4/2.0 (-1)	1,687 (-7%)	4mo	$274,990	$163	66
5614 Medina Farm	0.51mi	4/2.0 (-1)	1,733 (-5%)	1mo	$235,000	$136	61
6034 Channel	0.17mi	4/2.5 (-1)	2,085 (+15%)	4mo	$199,000	$95	60
5506 Sage Grv	0.23mi	4/2.0 (-1)	1,600 (-12%)	7mo	$213,999	$134	56
6102 Sandy Lk	0.57mi	4/2.0 (-1)	1,973 (+8%)	2mo	$170,000	$86	50
3823 Southern Sky	0.56mi	4/2.0 (-1)	1,649 (-9%)	7mo	$199,900	$121	45
3907 Southern Sky	0.53mi	4/2.5 (-1)	2,085 (+15%)	4mo	$225,000	$108	42

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-41,804
• Equity at exit: $37,276

10-year hold

• IRR: -6.1%
• Equity multiple: 0.58×
• Total profit: $-29,282
• Equity at exit: $21,615

Cash invested: $70,000 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$32
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-67

Break-even live

Break-even rent $2,227

Max offer price $240,244

Occupancy floor 98%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5950 Lake Superior St San Antonio, TX	5.0	2.5	1781	$2,275	$1.28	4d	1	0.15mi
5011 Sandstone Way San Antonio, TX	4.0	2.5	2194	$2,050	$0.93	4d	1	0.19mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	10d	1	0.22mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	43d	1	0.25mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	23d	1	0.27mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	43d	1	0.28mi
5226 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	10d	1	0.33mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	21d	1	0.41mi
5823 Hematite Rim San Antonio, TX	4.0	2.0	1524	$1,695	$1.11	23d	1	0.41mi
3410 Glacier Lk San Antonio, TX	4.0	2.5	2338	$1,650	$0.71	23d	1	0.42mi
5526 Fossil Way San Antonio, TX	4.0	2.5	2097	$1,895	$0.90	43d	1	0.48mi
5330 Tourmaline Loop San Antonio, TX	4.0	2.5	2100	$1,800	$0.86	12d	1	0.48mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	43d	1	0.55mi
3918 Espada Fls San Antonio, TX	4.0	2.5	2323	$1,645	$0.71	10d	1	0.66mi
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	14d	1	0.74mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	2d	1	0.86mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	21d	1	0.86mi
6123 Flower Mdw San Antonio, TX	4.0	2.0	1800	$1,795	$1.00	43d	1	0.86mi
6102 Bear Mdw San Antonio, TX	5.0	2.0	2560	$2,199	$0.86	4d	1	0.93mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	23d	1	0.98mi
3457 S Foster Rd San Antonio, TX	4.0	2.0	2432	$2,395	$0.98	43d	1	1.02mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 17 events

1. 2026-06-17
   status $250,000 Pending 91 DOM
2. 2026-06-16
   days on market $250,000 Active 91 DOM
3. 2026-06-15
   statusdays on market $250,000 Active 90 DOM
4. 2026-06-13
   days on market $250,000 Price Change 88 DOM
5. 2026-06-09
   days on market $250,000 Price Change 84 DOM
6. 2026-06-08
   days on market $250,000 Price Change 83 DOM
7. 2026-06-07
   days on market $250,000 Price Change 82 DOM
8. 2026-06-04
   pricestatusdays on market $250,000 Price Change 79 DOM
9. 2026-06-03
   days on market $248,000 Active 78 DOM
10. 2026-06-02
    days on market $248,000 Active 77 DOM
11. 2026-06-01
    days on market $248,000 Active 76 DOM
12. 2026-05-31
    days on market $248,000 Active 75 DOM
13. 2026-05-05
    price $250,000 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Blue Ridge Ranch by clicking the text with us button or the request information button.

14. 2026-04-10
    price $248,000 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Blue Ridge Ranch by clicking the text with us button or the request information button.

15. 2026-04-04
    price $248,000 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

16. 2026-03-17
    listed $250,000 New 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

17. 2026-03-07
    listed $250,000 Active 1326-char remark

    Show marketing remark (1326 chars)

    Welcome to The Donna, a two-story home located at Blue Ridge Ranch in San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1819 square feet of living space. The entry opens to a spacious family room before flowing into the dining room and kitchen with an open floorplan concept. The kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Donna layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Donna floor plan include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Blue Ridge Ranch by clicking the text with us button or the request information button.

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,705
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − HOA: −$384
• − Depreciation: −$7,273
• Taxable loss: −$5,068
• Est. tax savings @ 24.0%: +$1,216
• After-tax cash flow: $407/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs and maintenance. The highest-ROI updates would be painting the exterior and interior, replacing countertops, and replacing appliances.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Resale Replace countertops with granite or quartz — Improves kitchen functionality and aesthetics
• Resale Replace appliances with energy-efficient models — Reduces utility costs and appeals to buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with granite or quartz — Improves kitchen functionality and aesthetics ↑
• Resale Replace appliances with energy-efficient models — Reduces utility costs and appeals to buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $250,000 Zillow
• 2026-04-10 Price Changed $248,000 Zillow
• 2026-04-04 Price Changed $248,000 LERA
• 2026-03-17 Listed $250,000 LERA
• 2026-03-07 Listed $250,000 Zillow