Brayton Plan · San Antonio, TX 78245

$151,999

2 bd · 2.0 ba · 771 sqft · SingleFamily · 496 Days on market

Excellent condition ↓ 13% since listing

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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
• Cash flow +6.5/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +1.7/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. The versatile secondary bedroom is ideal for household members and overnight guests or can easily transform into an office, depending on the homeowner's needs.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

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

🏗️ New construction. The $151,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $234,845.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $152k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.

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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 496 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Recommended offer $133,759 (12.0% 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 496 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.21%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $234,845
• List price: $151,999
• Delta: -35.28%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.03×
• Total profit: $-67,757
• Equity at exit: $35,016

10-year hold

• IRR: -58.7%
• Equity multiple: -0.66×
• Total profit: $-108,920
• Equity at exit: $20,305

Cash invested: $65,757 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,523/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-395

Break-even live

Break-even rent $2,054

Max offer price $177,657

Occupancy floor —

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: $58,711
• Closing costs: $7,045
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3704 Millbrook Way San Antonio, TX	2.0	2.5	1013	$1,800	$1.78	44d	1	0.52mi
14360 W Grosenbacher Rd San Antonio, TX	1.0–3.0	1.0–2.0	973	$1,539	$1.58	2d	20	0.62mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,327	$1.53	2d	48	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $151,999 Active 496 DOM
2. 2026-06-17
   days on market $151,999 Active 495 DOM
3. 2026-06-16
   days on market $151,999 Active 494 DOM
4. 2026-06-15
   days on market $151,999 Active 493 DOM
5. 2026-06-13
   days on market $151,999 Active 491 DOM
6. 2026-06-09
   days on market $151,999 Active 487 DOM
7. 2026-06-08
   days on market $151,999 Active 486 DOM
8. 2026-06-07
   days on market $151,999 Active 485 DOM
9. 2026-06-04
   days on market $151,999 Active 482 DOM
10. 2026-06-03
    days on market $151,999 Active 481 DOM
11. 2026-06-02
    pricedays on market $151,999 Active 480 DOM
12. 2026-06-02
    days on market $152,999 Active 479 DOM
13. 2026-05-31
    pricedays on market $152,999 Active 478 DOM
14. 2025-08-24
    price $155,999 440-char remark

    Show marketing remark (440 chars)

    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. The versatile secondary bedroom is ideal for household members and overnight guests or can easily transform into an office, depending on the homeowner's needs.

15. 2025-07-17
    price $169,999 440-char remark

    Show marketing remark (440 chars)

    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. The versatile secondary bedroom is ideal for household members and overnight guests or can easily transform into an office, depending on the homeowner's needs.

16. 2025-02-08
    listed $179,999 Active 440-char remark

    Show marketing remark (440 chars)

    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. The versatile secondary bedroom is ideal for household members and overnight guests or can easily transform into an office, depending on the homeowner's needs.

ⓘ 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: $18,649
• − Mortgage interest: −$13,155
• − Property taxes: −$3,523
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$6,832
• Taxable loss: −$9,018
• Est. tax savings @ 24.0%: +$2,164
• After-tax cash flow: $-2,578/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern and well-maintained interior and exterior. It offers a spacious open floorplan and a private owner's suite, making it ideal for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Smart home integration — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and marketability ↑

ⓘ 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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-13.3% since first listed

3 events — show timeline

• 2025-08-24 Price Changed $155,999 Zillow
• 2025-07-17 Price Changed $169,999 Zillow
• 2025-02-08 Listed $179,999 Zillow