7707 Adam Star · San Antonio, TX 78263

$169,999

3 bd · 2.0 ba · 1,354 sqft · SingleFamily · 34 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $176k · at est. $106/mo HOA · 7% of rent

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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).

• Cash flow +12.1/30.0
• ARV discount +9.0/15.0
• Condition / age +5.0/5.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Gerson - This new single-story home features a modern layout with room to grow. The stylish kitchen shares a footprint with the living and dining areas, and a covered patio provides convenient outdoor access. Three bedrooms are placed to the side of the home, including the luxe owner's suite, complete with an en-suite bathroom and generous walk-in closet. Estimated Completion August 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

• Luxe owner's suite
• Stylish kitchen
• Covered patio

Tags

• SINGLE-STORY HOME
• STYLISH KITCHEN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• GENEROUS WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: SAPPHIRE GROVE
• Financial info: HOA transfer fee applies
• HOA & community: Mandatory HOA; Quarterly HOA dues (transfer fee applicable)

Exterior

• Parking: 2-car garage
• Utilities: Water provided by ECSUD; Sewer served by SAWS; Electricity from CPS; Garbage service by Frontier; Connected to water and sewer system
• Home design: New construction by Lennar; Single-family home; Slab foundation; Composition roof
• Construction: Built new (approximate age: 0)
• Exterior features: Brick, siding, and cement fiber exterior; Community pool and park/playground

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Bedroom 2 about 10 x 12; Bedroom 3 about 12 x 10; Primary bedroom about 11 x 13
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; One living area; Utility room inside; Laundry room on main level; All bedrooms downstairs; Walk-in closets
• Laundry & utility: Washer and dryer connections; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-36 ($-429/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (7.3% below list).
• Recommended offer: $158k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Crest El (math 29% / reading 30%, grade F, #2,525 of 4,322 statewide, top 62%, 674 students, 72% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 289 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,603 (7.3% 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 34 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.93% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $176,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7378 Orange Sapphire	0.13mi	3/2.0	1,354 (0%)	2mo	$178,999	$132	92
7363 Orange Sapphire	0.12mi	3/2.0	1,354 (0%)	4mo	$168,999	$125	91
7357 Yellow Sapphire	0.10mi	3/2.0	1,402 (+4%)	3mo	$187,999	$134	87
7320 Green Sapphire	0.11mi	3/2.0	1,402 (+4%)	3mo	$181,999	$130	87
7112 Yellow Sapphire	0.20mi	3/2.0	1,276 (-6%)	1mo	$185,000	$145	80
7120 Yellow Sapphire	0.18mi	3/2.0	1,450 (+7%)	4mo	$175,000	$121	77
7710 India Star	0.08mi	3/2.0	1,192 (-12%)	1mo	$134,999	$113	76
7112 Aqua Marine	0.23mi	3/2.0	1,474 (+9%)	3mo	$200,000	$136	72
7350 Orange Sapphire	0.13mi	4/2.0 (+1)	1,483 (+10%)	1mo	$181,999	$123	72
7377 Orange Sapphire	0.12mi	4/2.0 (+1)	1,483 (+10%)	2mo	$187,999	$127	72
7358 Orange Sapphire	0.13mi	4/2.0 (+1)	1,483 (+10%)	2mo	$188,999	$127	72
7435 Spinel Way	0.46mi	4/2.0 (+1)	1,483 (+10%)	1mo	$210,999	$142	57

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-29,736
• Equity at exit: $25,347

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-28,465
• Equity at exit: $14,698

Cash invested: $47,600 (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 78263

• Home prices YoY: -8.1%
• Active inventory: 289
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$106
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-36

Break-even live

Break-even rent $1,621

Max offer price $164,824

Occupancy floor 97%

Sensitivity live

Price	-10% $82	-5% $23	+0% $-36	+5% $-95	+10% $-153
Rent	-10% $-160	-5% $-98	+0% $-36	+5% $26	+10% $89
Rate	-1.0pp $50	-0.5pp $7	base $-36	+0.5pp $-80	+1.0pp $-125

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7316 Green Sapphire San Antonio, TX	4.0	2.0	1600	$1,750	$1.09	23d	1	0.08mi
7358 Orange Sapphire San Antonio, TX	4.0	2.0	1483	$1,545	$1.04	0d	1	0.11mi
8511 Opal Pl San Antonio, TX	3.0	2.0	1375	$1,475	$1.07	45d	1	0.16mi
7306 India Star San Antonio, TX	3.0	2.5	1360	$1,500	$1.10	16d	1	0.94mi
8523 Logan Sapphire San Antonio, TX	4.0	2.0	1483	$1,500	$1.01	45d	1	0.94mi
6538 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,295	$1.09	16d	1	1.02mi
6530 Dali Bnd San Antonio, TX	3.0	2.5	1360	$1,550	$1.14	45d	1	1.02mi
6609 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,375	$1.16	45d	1	1.06mi
7649 Barcelo Way San Antonio, TX	4.0	2.5	1535	$1,547	$1.01	45d	1	1.08mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 15 events

1. 2026-06-21
   statusdays on market $169,999 Active 34 DOM
2. 2026-06-18
   days on market $169,999 Price Change 31 DOM
3. 2026-06-17
   days on market $169,999 Price Change 30 DOM
4. 2026-06-16
   days on market $169,999 Price Change 29 DOM
5. 2026-06-15
   days on market $169,999 Price Change 28 DOM
6. 2026-06-13
   days on market $169,999 Price Change 26 DOM
7. 2026-06-09
   pricedays on market $169,999 Price Change 22 DOM
8. 2026-06-08
   days on market $170,999 Price Change 21 DOM
9. 2026-06-07
   days on market $170,999 Price Change 20 DOM
10. 2026-06-04
    pricedays on market $170,999 Price Change 17 DOM
11. 2026-06-03
    days on market $173,999 Price Change 16 DOM
12. 2026-06-02
    days on market $173,999 Price Change 15 DOM
13. 2026-06-01
    days on market $173,999 Price Change 14 DOM
14. 2026-05-31
    days on market $173,999 Price Change 13 DOM
15. 2026-05-18
    listed $193,999 New

ⓘ 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: $18,912
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − HOA: −$1,272
• − Depreciation: −$4,945
• Taxable loss: −$3,254
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $352/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 · 5 photos

Excellent 100/100 None rehab

This new single-story home is move-in ready with a modern layout and new construction. It is ideal for both resale and rental due to its excellent condition and curb appeal.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

• City population: 1,806,925
• Population (ZIP): 4,514

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 43% Two or more races 24% Black 10%
• Hispanic origin (detail): Mexican 35% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 9% Iranian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -28.29%
• Current HPI: 322.4738
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-18 Listed $193,999 LERA