Henley Plan · San Antonio, TX 78109

$129,999

1 bd · 2.0 ba · 661 sqft · SingleFamily · 591 Days on market

Excellent condition ↓ 19% since listing

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

Key facts

• Listed 591 days

🏗️ New construction. The $129,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $129,596.

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $130k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $21 ($252/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 $116k (10.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 soft (-1.1%/yr); 1152 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 15% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $896 of loan paydown is wiped out by about $4k 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 591 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 591 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $129,596
• List price: $129,999
• Delta: 0.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5030 Daisy Blossom	0.13mi	1/2.0	661 (0%)	13mo	$137,999	$209	83
5010 Daisy Blossom	0.13mi	1/2.0	661 (0%)	14mo	$127,999	$194	83
4978 Daisy Blossom	0.12mi	1/2.0	661 (0%)	14mo	$129,709	$196	83
5023 Daisy Blossom	0.10mi	1/2.0	661 (0%)	16mo	$113,999	$172	82
5011 Daisy Blossom	0.10mi	1/2.0	661 (0%)	16mo	$106,739	$161	82
4962 Daisy Blossom	0.12mi	1/2.0	661 (0%)	16mo	$125,139	$189	81

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-23,046
• Equity at exit: $19,323

10-year hold

• IRR: -18.6%
• Equity multiple: 0.13×
• Total profit: $-31,416
• Equity at exit: $11,205

Cash invested: $36,287 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$680
• Tax est. 1.5%: −$162 /mo · $1,944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $21

Break-even live

Break-even rent $1,134

Max offer price $129,596

Occupancy floor 93%

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: $32,399
• Closing costs: $3,888
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12414 San Crispin Converse, TX	1.0	1.0	675	$970	$1.44	44d	1	0.87mi

Listing history 22 events

1. 2026-06-18
   days on market $129,999 Active 591 DOM
2. 2026-06-17
   days on market $129,999 Active 590 DOM
3. 2026-06-16
   days on market $129,999 Active 589 DOM
4. 2026-06-15
   days on market $129,999 Active 588 DOM
5. 2026-06-13
   days on market $129,999 Active 586 DOM
6. 2026-06-09
   days on market $129,999 Active 582 DOM
7. 2026-06-08
   days on market $129,999 Active 581 DOM
8. 2026-06-07
   days on market $129,999 Active 580 DOM
9. 2026-06-04
   days on market $129,999 Active 577 DOM
10. 2026-06-03
    days on market $129,999 Active 576 DOM
11. 2026-06-02
    days on market $129,999 Active 575 DOM
12. 2026-06-01
    days on market $129,999 Active 574 DOM
13. 2026-05-31
    days on market $129,999 Active 573 DOM
14. 2025-08-23
    price $129,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

15. 2025-03-11
    price $147,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

16. 2024-12-08
    price $137,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

17. 2024-11-26
    price $140,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

18. 2024-11-23
    price $143,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

19. 2024-11-18
    price $145,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

20. 2024-11-15
    price $148,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

21. 2024-11-09
    price $154,999 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

22. 2024-11-04
    listed $159,999 Active 339-char remark

    Show marketing remark (339 chars)

    The first level of this two-story home is host to an open floorplan shared between the kitchen and living room, helping to maximize the footprint of the home. The owner's suite is situated at the back of the home, complete with an en-suite bathroom. Upstairs, a versatile loft provides additional shared living space with another bathroom.

ⓘ 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: $13,923
• − Mortgage interest: −$7,259
• − Property taxes: −$1,944
• − Insurance: −$648
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,770
• Taxable loss: −$1,926
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $714/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 · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minimal updates needed to enhance its curb appeal and marketability.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add smart home features — Improves convenience and marketability.
• Both Install energy-efficient windows — Reduces energy costs and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add smart home features — Improves convenience and marketability. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances curb appeal. ↑

ⓘ 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

• 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

-18.8% since first listed

9 events — show timeline

• 2025-08-23 Price Changed $129,999 Zillow
• 2025-03-11 Price Changed $147,999 Zillow
• 2024-12-08 Price Changed $137,999 Zillow
• 2024-11-26 Price Changed $140,999 Zillow
• 2024-11-23 Price Changed $143,999 Zillow
• 2024-11-18 Price Changed $145,999 Zillow
• 2024-11-15 Price Changed $148,999 Zillow
• 2024-11-09 Price Changed $154,999 Zillow
• 2024-11-04 Listed $159,999 Zillow