2005 Gold Lace Cactus · San Antonio, TX 78221

$221,000

4 bd · 2.5 ba · 1,543 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 2,831 sqft lot $143/sqft · 14% below area Est $258k · 14% under · waterfront $15/mo HOA · 1% of rent

---

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 +14.0/30.0
• ARV discount +13.9/15.0
• Appreciation +6.0/10.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks

The Altaria is a charming two-story home featured at Sonora in San Antonio, TX. Featuring 2 classic front exteriors, this 4 bedroom, 2.5 bathroom home also offers 1543 square feet of living space and a 1-car garage. A front porch (per plan) welcomes you into the home and opens to the gourmet kitchen which includes quartz counter tops, quality cabinets, stainless steel appliances and an openconcept floorplan with the kitchen flowing seamlessly into the dining room and living room. The main bedroom has an attractive ensuite bathroom that features a quartz vanity countertop and quality cabinetry. Enjoy additional storage with a walk-in closet located off of the primary bathroom. Your sec

Key facts

• Gourmet kitchen
• Quality cabinets
• Quartz counter tops

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• QUALITY CABINETS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT FLOORPLAN
• ENSUITE BATHROOM

Property features AI

Finance

• Other: Subdivision: SONORA
• Financial info: Down payment resources not indicated
• HOA & community: Mandatory HOA with annual fee of $180

Exterior

• Parking: Attached 1-car garage
• Security: Smoke alarm
• Utilities: Water: SAWS (city water and sewer); Sewer: SAWS; Gas: CPS; Electricity: CPS; HERS rated
• Home design: Single-family home (new construction by D.R. Horton); Siding and cement fiber exterior; Entry level on slab foundation
• Construction: New construction; Slab foundation; Composition roof
• Exterior features: Privacy fence; Sprinkler system; Double pane windows; Street paved with curbs and streetlights

Interior

• Kitchen: Island kitchen; Solid counter tops; Stove/Range; Microwave; Dishwasher; Disposal; Ice maker connection
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 11; Bedroom 4: 10 x 10; Master bedroom dimensions: 13 x 11
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Total of 3 bathrooms: 2 full, 1 half; Master bath with shower only and single vanity (dimensions 6 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan; Eat-in kitchen with island; One main living area; Utility room inside; Attic with pull-down stairs; High-speed internet; All bedrooms on upper level; Laundry room (laundry on upper level); Smoke alarm; Solid countertops
• Laundry & utility: Washer connection; Dryer connection; Laundry located on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $221k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (10.1% below list).
• Recommended offer: $199k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,745 (10.1% 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 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $257,636
• List price: $221,000
• Delta: -14.22%
• 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
—	0.00mi	3/1.0 (-1)	1,608 (+4%)	2mo	$90,000	$56	80
11742 Pelican Cv	0.49mi	3/2.0 (-1)	1,635 (+6%)	4mo	$249,995	$153	57
751 Vermilion	0.59mi	3/2.0 (-1)	1,454 (-6%)	8mo	$234,999	$162	49
539 Lew Pass	0.59mi	3/2.0 (-1)	1,474 (-4%)	12mo	$212,799	$144	48
12003 Kite Bnd	0.61mi	4/2.0	1,667 (+8%)	11mo	$242,999	$146	47
526 Lew Pass	0.64mi	3/2.0 (-1)	1,474 (-4%)	11mo	$229,343	$156	47
11930 Pewee	0.61mi	4/2.0	1,683 (+9%)	10mo	$260,000	$154	46
514 Lew Pass	0.67mi	4/2.0	1,667 (+8%)	11mo	$223,999	$134	45
506 Lew Pass	0.68mi	3/2.0 (-1)	1,474 (-4%)	12mo	$237,999	$161	44
11219 Five Iron	0.73mi	3/2.0 (-1)	1,649 (+7%)	6mo	$185,000	$112	43
714 Pelican Bch	0.55mi	3/2.0 (-1)	1,714 (+11%)	8mo	$220,000	$128	43
12047 Pewee	0.71mi	3/2.0 (-1)	1,718 (+11%)	4mo	$275,000	$160	38

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: 1.1%
• Equity multiple: 1.06×
• Total profit: $3,560
• Equity at exit: $87,509

10-year hold

• IRR: 3.6%
• Equity multiple: 1.47×
• Total profit: $29,155
• Equity at exit: $126,276

Cash invested: $61,880 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,159
• Tax est. 1.5%: −$276 /mo · $3,315/yr
• Insurance: −$92
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-97

Break-even live

Break-even rent $2,111

Max offer price $206,905

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-21	+0% $-97	+5% $-174	+10% $-250
Rent	-10% $-254	-5% $-176	+0% $-97	+5% $-19	+10% $60
Rate	-1.0pp $14	-0.5pp $-41	base $-97	+0.5pp $-155	+1.0pp $-213

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,845	$1.81	3d	152	0.02mi
710 Titleist Cv San Antonio, TX	4.0	2.5	1950	$1,680	$0.86	45d	1	0.28mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	5d	1	0.56mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	13d	1	0.63mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	5d	1	0.64mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	19d	1	0.70mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	0.73mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	4d	1	0.79mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	21d	1	0.82mi
922 Manero Pass San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	25d	1	0.90mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	0.93mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	1.02mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	1.03mi
13206 Dutra Rd San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	1.04mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	1.06mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	1.09mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	1.10mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	1.14mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	1.15mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	1.16mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	3d	27	1.19mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.33mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	5d	1	1.34mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	25d	1	1.39mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	25d	1	1.44mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 17 events

1. 2026-06-21
   days on market $221,000 Active 52 DOM
2. 2026-06-18
   days on market $221,000 Active 49 DOM
3. 2026-06-17
   days on market $221,000 Active 48 DOM
4. 2026-06-16
   days on market $221,000 Active 47 DOM
5. 2026-06-15
   days on market $221,000 Active 46 DOM
6. 2026-06-13
   days on market $221,000 Active 44 DOM
7. 2026-06-13
   days on market $221,000 Active 43 DOM
8. 2026-06-09
   days on market $221,000 Active 40 DOM
9. 2026-06-08
   days on market $221,000 Active 39 DOM
10. 2026-06-07
    days on market $221,000 Active 38 DOM
11. 2026-06-04
    days on market $221,000 Active 35 DOM
12. 2026-06-03
    days on market $221,000 Active 34 DOM
13. 2026-06-02
    days on market $221,000 Active 33 DOM
14. 2026-06-01
    days on market $221,000 Active 32 DOM
15. 2026-05-31
    days on market $221,000 Active 31 DOM
16. 2026-05-05
    price $221,000 1230-char remark
17. 2026-04-30
    listed $220,500 New 1230-char remark

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 3 d/yr ≥109°F today · 9 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: $23,849
• − Mortgage interest: −$12,379
• − Property taxes: −$3,315
• − Insurance: −$2,608
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$180
• − Depreciation: −$6,429
• Taxable loss: −$4,878
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $2/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 · 7 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a good exterior and interior. It has a good layout and is move-in ready. Some cosmetic upgrades could further enhance its value.

Value-add opportunities

• Both Painting the exterior siding and adding some landscaping — Painting the exterior and adding landscaping can enhance the curb appeal and increase both resale and rental value.
• Resale Upgrading the kitchen appliances — Upgrading the stainless steel appliances to a more modern or energy-efficient model can increase the home's appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and adding some landscaping — Painting the exterior and adding landscaping can enhance the curb appeal and increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Upgrading the stainless steel appliances to a more modern or energy-efficient model can 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): 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

+0.2% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $221,000 LERA
• 2026-04-30 Listed $220,500 LERA