Isabella - 1585 Plan · San Antonio, TX 78224

$254,990

4 bd · 2.0 ba · 1,585 sqft · SingleFamily · 650 Days on market

↓ 7% 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.2/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to the Isabella at Park Place, where elegance meets versatility in a single-story floor plan. This home embraces the open-concept lifestyle, with its seamlessly connected great room, dining area, and kitchen-a layout perfect for everything from entertaining to game night. The owner's suite features a private bathroom and a large walk-in closet, and the remaining three bedrooms share a bath with dual vanities. Options may include: Covered patio PLEASE NOTE: PHOTOS OF THE HOME ABOVE ARE NOT THE ACTUAL HOME, BUT A REPRESENTATION OF THE FLOOR PLAN. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. No view is promised. Views may also be altered by subsequent development, construction, and landscaping growth. ©2025 Century Communities,

Key facts

• Covered patio
• Open-concept layout
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO

🏗️ New construction. The $254,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,624.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (26.8% below list).
• Recommended offer: $187k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 650 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,738 (26.8% 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 650 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.5

CMA / ARV

• ARV (median comp): $256,624
• List price: $254,990
• Delta: -0.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Dry Moss Way	0.18mi	4/2.0	1,590 (+0%)	4mo	$279,990	$176	88
10311 Eve Gdns	0.27mi	3/2.5 (-1)	1,624 (+2%)	4mo	$252,990	$156	73
10318 Liberty Grv	0.25mi	4/2.5	1,745 (+10%)	4mo	$280,990	$161	67
10323 Fuji Ct	0.17mi	3/2.5 (-1)	1,360 (-14%)	1mo	$239,990	$176	61
2518 Rambo Dr	0.29mi	4/2.5	1,802 (+14%)	2mo	$289,990	$161	60
2502 Rambo Dr	0.31mi	4/2.5	1,802 (+14%)	3mo	$296,990	$165	58
2503 Rambo Dr	0.27mi	3/2.0 (-1)	1,388 (-12%)	4mo	$263,265	$190	58
2506 Rambo Dr	0.30mi	3/2.0 (-1)	1,388 (-12%)	4mo	$259,240	$187	57
3027 Mission Gate	0.27mi	3/2.0 (-1)	1,357 (-14%)	4mo	$199,000	$147	55
2006 Fishing Stone	0.72mi	4/2.0	1,692 (+7%)	2mo	$230,000	$136	53
2311 Crisp Gln	0.50mi	3/2.0 (-1)	1,388 (-12%)	3mo	$266,725	$192	48
2302 Crisp Gln	0.55mi	4/2.5	1,802 (+14%)	3mo	$299,990	$166	47

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $116,806
• Equity at exit: $231,187

10-year hold

• IRR: 18.0%
• Equity multiple: 5.89×
• Total profit: $351,567
• Equity at exit: $498,563

Cash invested: $71,855 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,346
• Tax est. 1.5%: −$321 /mo · $3,849/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-298

Break-even live

Break-even rent $2,245

Max offer price $213,468

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: $64,156
• Closing costs: $7,699
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	0.33mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.35mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	43d	1	0.35mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,576	$1.40	2d	26	0.35mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.36mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.37mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.40mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	43d	1	0.42mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	0.47mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.51mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.51mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	0.54mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	1	0.55mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	24d	1	0.56mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,607	$1.55	16d	1	0.60mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	43d	1	0.61mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	24d	1	0.62mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.63mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	43d	1	0.64mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	43d	1	0.64mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.67mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	11d	1	0.68mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	12d	1	0.70mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	43d	1	0.70mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	43d	1	0.70mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	43d	1	0.72mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	43d	1	0.73mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	43d	1	0.73mi
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	43d	1	0.73mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.73mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.74mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.77mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	43d	1	0.81mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	43d	1	0.82mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	1d	2	0.84mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	22d	1	0.85mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	16d	1	0.85mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	4d	1	0.86mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	17d	1	0.86mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	43d	1	0.95mi

Listing history 15 events

1. 2026-06-18
   days on market $254,990 Active 650 DOM
2. 2026-06-17
   days on market $254,990 Active 649 DOM
3. 2026-06-16
   days on market $254,990 Active 648 DOM
4. 2026-06-15
   days on market $254,990 Active 647 DOM
5. 2026-06-13
   days on market $254,990 Active 645 DOM
6. 2026-06-09
   days on market $254,990 Active 641 DOM
7. 2026-06-08
   days on market $254,990 Active 640 DOM
8. 2026-06-07
   days on market $254,990 Active 639 DOM
9. 2026-06-04
   days on market $254,990 Active 636 DOM
10. 2026-06-03
    days on market $254,990 Active 635 DOM
11. 2026-06-02
    days on market $254,990 Active 634 DOM
12. 2026-06-01
    days on market $254,990 Active 633 DOM
13. 2026-05-31
    days on market $254,990 Active 632 DOM
14. 2025-06-13
    price $254,990 1177-char remark

    Show marketing remark (1177 chars)

    Welcome to the Isabella at Park Place, where elegance meets versatility in a single-story floor plan. This home embraces the open-concept lifestyle, with its seamlessly connected great room, dining area, and kitchen-a layout perfect for everything from entertaining to game night. The owner's suite features a private bathroom and a large walk-in closet, and the remaining three bedrooms share a bath with dual vanities. Options may include: Covered patio PLEASE NOTE: PHOTOS OF THE HOME ABOVE ARE NOT THE ACTUAL HOME, BUT A REPRESENTATION OF THE FLOOR PLAN. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. No view is promised. Views may also be altered by subsequent development, construction, and landscaping growth. ©2025 Century Communities,

15. 2024-09-06
    listed $272,990 Active 1177-char remark

    Show marketing remark (1177 chars)

    Welcome to the Isabella at Park Place, where elegance meets versatility in a single-story floor plan. This home embraces the open-concept lifestyle, with its seamlessly connected great room, dining area, and kitchen-a layout perfect for everything from entertaining to game night. The owner's suite features a private bathroom and a large walk-in closet, and the remaining three bedrooms share a bath with dual vanities. Options may include: Covered patio PLEASE NOTE: PHOTOS OF THE HOME ABOVE ARE NOT THE ACTUAL HOME, BUT A REPRESENTATION OF THE FLOOR PLAN. Prices, plans, and terms are effective on the date of publication and subject to change without notice. Square footage/dimensions shown is only an estimate and actual square footage/dimensions will differ. Buyer should rely on his or her own evaluation of usable area. Depictions of homes or other features are artist conceptions. Hardscape, landscape, and other items shown may be decorator suggestions that are not included in the purchase price and availability may vary. No view is promised. Views may also be altered by subsequent development, construction, and landscaping growth. ©2025 Century Communities,

ⓘ 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: $22,409
• − Mortgage interest: −$14,375
• − Property taxes: −$3,849
• − Insurance: −$1,283
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$7,465
• Taxable loss: −$8,150
• Est. tax savings @ 24.0%: +$1,956
• After-tax cash flow: $-1,623/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.

Schools (NCES district)

• District: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

-6.6% since first listed

2 events — show timeline

• 2025-06-13 Price Changed $254,990 Zillow
• 2024-09-06 Listed $272,990 Zillow