10723 Minita Crk · San Antonio, TX 78214

$154,999

4 bd · 2.0 ba · 1,375 sqft · SingleFamily · 29 Days on market

Built 2026 Good condition Est $182k · 15% under

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Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +14.1/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, all of which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Address: 10723 Minita Crk, San Antonio, TX 78214; Listing status: Active; Last updated May 20, 2026
• Financial info: List price $165,999

Exterior

• Home design: Single-family home (Denley plan)
• Construction: New construction (spec)
• Exterior features: Living area of 1375

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Denley plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 145 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/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 $1k of loan paydown is wiped out by about $5k 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 29 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,674 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $181,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10819 Minita Crk	0.00mi	4/2.0	1,375 (0%)	2mo	$168,999	$123	98
10827 Minita Crk	0.00mi	4/2.0	1,386 (+1%)	1mo	$173,999	$126	98
10807 Minita Crk	0.00mi	4/2.0	1,386 (+1%)	1mo	$173,999	$126	98
1903 Alcalde Cv	0.00mi	4/2.0	1,386 (+1%)	7mo	$179,999	$130	93
1939 Alcalde Cv	0.00mi	4/2.0	1,386 (+1%)	8mo	$177,999	$128	92
10526 Aqueduct Crk	0.00mi	4/2.0	1,483 (+8%)	7mo	$203,999	$138	81
10823 Minita Crk	0.00mi	3/2.0 (-1)	1,208 (-12%)	1mo	$183,999	$152	74
10811 Minita Crk	0.00mi	3/2.0 (-1)	1,208 (-12%)	1mo	$164,999	$137	74
10803 Minita Crk	0.00mi	3/2.0 (-1)	1,208 (-12%)	2mo	$159,999	$132	74
10831 Minita Crk	0.00mi	3/2.0 (-1)	1,192 (-13%)	1mo	$155,999	$131	72
1931 Alcalde Cv	0.00mi	3/2.0 (-1)	1,192 (-13%)	5mo	$159,999	$134	68
1126 Galapagos	0.70mi	3/2.0 (-1)	1,520 (+10%)	5mo	$215,000	$141	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,653
• Equity at exit: $23,111

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,098
• Equity at exit: $13,401

Cash invested: $43,400 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 145
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $195

Break-even live

Break-even rent $1,356

Max offer price $154,999

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	21d	1	0.75mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	43d	1	0.77mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	43d	1	0.78mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	1d	38	0.80mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	24d	1	1.06mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	24d	1	1.07mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	11d	1	1.15mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	16d	1	1.18mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	17d	1	1.25mi
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	43d	1	1.31mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.33mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	24d	1	1.34mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	43d	1	1.35mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	24d	1	1.42mi
2007 Mission Cv San Antonio, TX	3.0	2.0	1358	$1,459	$1.07	43d	1	1.46mi
7930 Kennedy Hl San Antonio, TX	3.0	3.5	1675	$2,300	$1.37	1d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $154,999 Active 29 DOM
2. 2026-06-17
   pricedays on market $154,999 Active 28 DOM
3. 2026-06-16
   days on market $159,999 Active 27 DOM
4. 2026-06-15
   days on market $159,999 Active 26 DOM
5. 2026-06-13
   days on market $159,999 Active 24 DOM
6. 2026-06-13
   pricedays on market $159,999 Active 23 DOM
7. 2026-06-10
   price $160,999 Active 20 DOM
8. 2026-06-09
   days on market $162,999 Active 20 DOM
9. 2026-06-08
   days on market $162,999 Active 19 DOM
10. 2026-06-07
    days on market $162,999 Active 18 DOM
11. 2026-06-04
    days on market $162,999 Active 15 DOM
12. 2026-06-03
    days on market $162,999 Active 14 DOM
13. 2026-06-02
    pricedays on market $162,999 Active 13 DOM
14. 2026-06-01
    days on market $163,999 Active 12 DOM
15. 2026-05-31
    pricedays on market $163,999 Active 11 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,238
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,509
• Taxable loss: −$132
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $2,375/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 · 19 photos

Good 80/100 None rehab

This single-level home is in good condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value
• Both Adding smart home features — Smart home features can improve convenience and increase the home's appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's value ↑
• Both Adding smart home features — Smart home features can improve convenience and increase the home's appeal to potential 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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% English-only · Spanish 54%

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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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