Plan 1245 Plan · San Antonio, TX 78221

$179,995

3 bd · 2.0 ba · 1,245 sqft · SingleFamily · 187 Days on market

Good condition

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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).

• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Cash flow +5.2/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +1.9/10.0
• 1% rule +0.9/10.0
• Rent growth +0.7/5.0
• DSCR +0.0/10.0

Listing remarks MLS

* Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

Key facts

• Front porch
• Low-e windows
• Smart thermostat

Tags

• FUNCTIONAL U-SHAPED KITCHEN
• SMART THERMOSTAT
• FRONT PORCH
• LOW-E WINDOWS
• DEDICATED LAUNDRY ROOM
• ENERGY STAR CERTIFIED HOME

🏗️ New construction. The $179,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $227,741.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-514 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (25.5% below list).
• Recommended offer: $134k (25.5% below list) — sets the bar for 1% rule.

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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Kingsborough Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 567 students, 88% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $134,126 (25.5% 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 187 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.59% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.68%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $227,741
• List price: $179,995
• Delta: -20.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 Goodhart	0.11mi	3/2.0	1,200 (-4%)	5mo	$229,990	$192	85
9622 Nethery Ct	0.16mi	3/2.0	1,200 (-4%)	2mo	$237,990	$198	84
819 Middlebury Farms	0.13mi	3/2.0	1,412 (+13%)	2mo	$253,990	$180	70
9626 Nethery Ct	0.17mi	3/2.0	1,412 (+13%)	4mo	$252,990	$179	66
1014 Gruma	0.44mi	3/2.0	1,358 (+9%)	2mo	$203,750	$150	62
819 Sams Dr	0.48mi	4/2.0 (+1)	1,344 (+8%)	3mo	$220,000	$164	57
9942 Auger Run	0.67mi	3/2.0	1,186 (-5%)	6mo	$253,000	$213	56
9919 De Allende Path	0.65mi	3/2.0	1,156 (-7%)	6mo	$252,415	$218	53
9888 Chavaneaux Lndg	0.56mi	3/2.0	1,388 (+12%)	3mo	$263,855	$190	52
711 Bellamy Dr	0.50mi	3/2.0	1,396 (+12%)	5mo	$279,999	$201	52
9907 Chavaneaux Lndg	0.59mi	3/2.0	1,388 (+12%)	3mo	$267,195	$193	51
9939 Auger Run	0.66mi	3/2.0	1,411 (+13%)	3mo	$265,595	$188	44

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.68×
• Total profit: $-20,721
• Equity at exit: $90,178

10-year hold

• IRR: -2.0%
• Equity multiple: 0.72×
• Total profit: $-17,536
• Equity at exit: $130,127

Cash invested: $63,767 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$1,194
• Tax est. 1.5%: −$285 /mo · $3,416/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-514

Break-even live

Break-even rent $1,992

Max offer price $153,325

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-436	+0% $-514	+5% $-593	+10% $-672
Rent	-10% $-620	-5% $-567	+0% $-514	+5% $-461	+10% $-408
Rate	-1.0pp $-400	-0.5pp $-456	base $-514	+0.5pp $-573	+1.0pp $-633

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: $56,935
• Closing costs: $6,832
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	25d	1	0.37mi
218 E Villaret Blvd San Antonio, TX	2.0	1.0	861	$1,295	$1.50	14d	1	0.68mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	13d	1	0.72mi
144 E Villaret Blvd Unit 142 San Antonio, TX	2.0	1.0	800	$995	$1.24	16d	1	0.76mi
144 E Villaret Blvd Unit 116 San Antonio, TX	2.0	1.0	800	$1,025	$1.28	25d	1	0.77mi
144 E Villaret Blvd Unit 106 San Antonio, TX	2.0	1.0	800	$995	$1.24	45d	1	0.77mi
144 E Villaret Blvd Unit 156 San Antonio, TX	2.0	1.0	800	$995	$1.24	25d	1	0.77mi
144 E Villaret Blvd Unit 148 San Antonio, TX	2.0	1.0	800	$995	$1.24	23d	1	0.77mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	0.78mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	0.80mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	0.87mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	0.87mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	18d	1	0.90mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	0.93mi
102 Emerald Ash Unit 710 San Antonio, TX	2.0	2.0	950	$973	$1.02	0d	1	0.97mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	45d	1	0.97mi
218 W Villaret Blvd San Antonio, TX	2.0	1.0	864	$1,295	$1.50	16d	1	0.98mi
8503 S Flores St San Antonio, TX	2.0	1.0	785	$1,125	$1.43	6d	1	1.01mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	45d	1	1.10mi
114 Dorsey St Unit 3 San Antonio, TX	2.0	1.0	1000	$1,150	$1.15	45d	1	1.10mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	45d	1	1.10mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	1.18mi
8237 S Flores St Unit 710 San Antonio, TX	2.0	2.0	910	$1,024	$1.13	0d	1	1.19mi
8237 S Flores St Unit 615 San Antonio, TX	2.0	2.0	910	$915	$1.01	16d	1	1.19mi
8237 S Flores St Unit 1116 San Antonio, TX	2.0	2.0	910	$1,149	$1.26	45d	1	1.19mi
8237 S Flores St San Antonio, TX	2.0	1.0	837	$989	$1.18	45d	1	1.21mi
351 E Amber St San Antonio, TX	3.0	1.0	966	$1,390	$1.44	45d	1	1.36mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	1.38mi
1803 Marshall Cross Unit 710 San Antonio, TX	2.0	2.0	849	$807	$0.95	18d	1	1.39mi
3718 Pleasanton Rd Unit 103 San Antonio, TX	2.0	1.0	850	$995	$1.17	25d	1	1.40mi
3718 Pleasanton Rd Unit 202 San Antonio, TX	3.0	1.0	950	$1,295	$1.36	25d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $179,995 Active 187 DOM
2. 2026-06-18
   days on market $179,995 Active 184 DOM
3. 2026-06-17
   days on market $179,995 Active 183 DOM
4. 2026-06-16
   days on market $179,995 Active 182 DOM
5. 2026-06-15
   days on market $179,995 Active 181 DOM
6. 2026-06-13
   days on market $179,995 Active 179 DOM
7. 2026-06-13
   days on market $179,995 Active 178 DOM
8. 2026-06-09
   days on market $179,995 Active 175 DOM
9. 2026-06-08
   days on market $179,995 Active 174 DOM
10. 2026-06-07
    days on market $179,995 Active 173 DOM
11. 2026-06-04
    days on market $179,995 Active 170 DOM
12. 2026-06-03
    days on market $179,995 Active 169 DOM
13. 2026-06-02
    days on market $179,995 Active 168 DOM
14. 2026-06-01
    days on market $179,995 Active 167 DOM
15. 2026-05-31
    days on market $179,995 Active 166 DOM
16. 2026-05-01
    price $179,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

17. 2026-04-24
    price $169,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

18. 2026-04-15
    price $164,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

19. 2026-03-07
    price $174,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

20. 2026-02-27
    price $179,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

21. 2026-01-28
    price $169,995 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

22. 2025-12-16
    listed $179,995 Active 515-char remark

    Show marketing remark (515 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious family room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Commuter-friendly location * Outdoor recreation nearby * Hiking trails nearby

ⓘ 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: $16,095
• − Mortgage interest: −$12,757
• − Property taxes: −$3,416
• − Insurance: −$1,139
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$6,625
• Taxable loss: −$10,417
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-3,671/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 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from landscaping and smart home upgrades to further enhance its value.

Value-add opportunities

• Both landscaping improvements — enhances curb appeal and adds value
• Both smart home integration — enhances convenience and adds value
• Both smart security system — enhances safety and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping improvements — enhances curb appeal and adds value ↑
• Both smart home integration — enhances convenience and adds value ↑
• Both smart security system — enhances safety and adds value ↑

ⓘ 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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% 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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

7 events — show timeline

• 2026-05-01 Price Changed $179,995 Zillow
• 2026-04-24 Price Changed $169,995 Zillow
• 2026-04-15 Price Changed $164,995 Zillow
• 2026-03-07 Price Changed $174,995 Zillow
• 2026-02-27 Price Changed $179,995 Zillow
• 2026-01-28 Price Changed $169,995 Zillow
• 2025-12-16 Listed $179,995 Zillow