10302 Bluegill Way · San Antonio, TX 78224

$249,999

4 bd · 3.0 ba · 2,015 sqft · Townhouse · 23 Days on market

Built 2026 4,791 sqft lot $124/sqft · 9% above area Est $230k · 9% over $33/mo HOA · 2% of rent ↓ 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 +8.1/30.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.1/10.0

Listing remarks

The Clearwater - This new single-level home is host to an inviting open-concept floorplan with convenient access to a covered patio, ready for seamless entertaining and multitasking. Three secondary bedrooms are located off the foyer, with the luxe owner's suite tucked into a private rear corner, complete with a spa-inspired bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Mandatory HOA with a $100 quarterly fee; Association transfer fee of $450

Exterior

• Parking: 2-car garage
• Utilities: Water service (SAWS); Sewer service (SAWS); Gas supplied by CPS; Electricity supplied by CPS; Garbage service by Tiger
• Home design: New construction by Lennar
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and cement fiber exterior

Interior

• Kitchen: Kitchen approximately 16 x 9; Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2 approximately 10 x 12; Bedroom 3 approximately 11 x 12; Bedroom 4 approximately 13 x 11; Master bedroom approximately 12 x 15
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Three full bathrooms; Master bath with shower only and double vanity
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; 1 living area; Utility room inside; Walk-in closets; All bedrooms downstairs; Laundry room / Laundry on main level
• Laundry & utility: Washer connection; Dryer connection; Laundry room / Laundry on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.2% below list).
• Recommended offer: $192k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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.
• 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.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% 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 + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,979 (23.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $229,842
• List price: $249,999
• Delta: 8.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10011 University Way	0.70mi	3/2.5 (-1)	1,814 (-10%)	4mo	$364,000	$201	40

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: 20.7%
• Equity multiple: 2.67×
• Total profit: $116,558
• Equity at exit: $225,219

10-year hold

• IRR: 18.4%
• Equity multiple: 5.97×
• Total profit: $347,958
• Equity at exit: $485,693

Cash invested: $70,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-244

Break-even live

Break-even rent $2,229

Max offer price $214,684

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	44d	1	0.31mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	44d	1	0.33mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	44d	1	0.34mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.35mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	4d	1	0.40mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	4d	1	0.41mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	44d	1	0.41mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	44d	1	0.42mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	44d	1	0.42mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	13d	1	0.43mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	24d	1	0.44mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	44d	1	0.44mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	1	0.45mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	44d	1	0.45mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	13d	1	0.45mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	0.45mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	44d	1	0.45mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	44d	1	0.46mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	3d	1	0.46mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.47mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	16d	1	0.48mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	44d	1	0.48mi
10135 Ana Hts San Antonio, TX	4.0	2.0	1952	$2,200	$1.13	2d	1	0.49mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	2d	1	0.50mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	24d	1	0.51mi
10031 Kersey Ml San Antonio, TX	4.0	2.5	1950	$1,895	$0.97	2d	1	0.51mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	44d	1	0.52mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	22d	1	0.54mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	16d	1	0.56mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	44d	1	0.56mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	16d	1	0.57mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.59mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.61mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	3d	1	0.61mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.62mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.63mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	16d	1	0.64mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	0.64mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	0.67mi
2434 Dry Moss Way San Antonio, TX	4.0	2.5	2417	$2,500	$1.03	2d	1	0.76mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 7 events

1. 2026-06-07
   status $249,999 Pending 23 DOM
2. 2026-06-04
   days on market $249,999 Price Change 23 DOM
3. 2026-06-03
   days on market $249,999 Price Change 22 DOM
4. 2026-06-02
   days on market $249,999 Price Change 21 DOM
5. 2026-06-01
   days on market $249,999 Price Change 20 DOM
6. 2026-05-31
   days on market $249,999 Price Change 19 DOM
7. 2026-05-12
   listed $269,999 New 642-char remark

ⓘ 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: $23,037
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$7,321
• Est. tax savings @ 24.0%: +$1,757
• After-tax cash flow: $-1,172/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

-7.4% since first listed

3 events — show timeline

• 2026-06-04 Pending — LERA
• 2026-05-26 Price Changed $249,999 LERA
• 2026-05-12 Listed $269,999 LERA