Beckman Plan · San Antonio, TX 78224

$213,999

3 bd · 2.0 ba · 1,269 sqft · SingleFamily · 387 Days on market

Excellent condition ↓ 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
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Private corner
• Adjoining bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• PRIVATE CORNER
• ADJOINING BATHROOM

🏗️ New construction. The $213,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,198.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (14.0% below list).
• Recommended offer: $184k (14.0% below list) — sets the bar for 1% rule.

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; 276 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,126 (14.0% 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 387 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $272,198
• List price: $213,999
• Delta: -21.38%
• 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
15238 Walcott Rdg	0.45mi	3/2.5	1,301 (+2%)	0mo	$194,450	$149	72
15426 Lemon Pepper Crk	0.57mi	3/2.0	1,280 (+1%)	6mo	$248,000	$194	67
15202 Snug Hbr	0.45mi	3/2.5	1,307 (+3%)	7mo	$227,900	$174	67
4250 Paprika Grv	0.66mi	3/2.0	1,280 (+1%)	6mo	$244,109	$191	63
15531 Clove Spice	0.59mi	3/2.0	1,365 (+8%)	1mo	$196,080	$144	59
4246 Paprika Grv	0.65mi	3/2.0	1,156 (-9%)	2mo	$233,109	$202	53
4243 Marjoram Lndg	0.55mi	3/2.0	1,434 (+13%)	2mo	$238,610	$166	51
15503 Mint Patch Mdw	0.67mi	3/2.0	1,156 (-9%)	4mo	$214,610	$186	51
4214 Paprika Grv	0.64mi	3/2.0	1,156 (-9%)	6mo	$228,499	$198	50
15514 Mint Patch Mdw	0.66mi	3/2.0	1,156 (-9%)	6mo	$233,109	$202	49
15434 Lemon Pepper Crk	0.59mi	3/2.0	1,434 (+13%)	5mo	$253,000	$176	47
4234 Paprika Grv	0.65mi	3/2.0	1,434 (+13%)	6mo	$252,499	$176	43

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $117,175
• Equity at exit: $245,218

10-year hold

• IRR: 17.2%
• Equity multiple: 5.71×
• Total profit: $359,179
• Equity at exit: $528,821

Cash invested: $76,216 (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: 276
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$1,427
• Tax est. 1.5%: −$340 /mo · $4,083/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-427

Break-even live

Break-even rent $2,381

Max offer price $210,482

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-332	+0% $-427	+5% $-521	+10% $-615
Rent	-10% $-572	-5% $-499	+0% $-427	+5% $-354	+10% $-281
Rate	-1.0pp $-289	-0.5pp $-357	base $-427	+0.5pp $-497	+1.0pp $-569

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: $68,050
• Closing costs: $8,166
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15027 Harbor Lndg Von Ormy, TX	3.0	2.0	1526	$1,850	$1.21	25d	1	0.28mi
15115 Harbor Lndg Von Ormy, TX	4.0	2.0	1794	$1,795	$1.00	15d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1526	$1,800	$1.18	44d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1526	$1,800	$1.18	5d	1	0.33mi
15315 Waterow Vw Von Ormy, TX	3.0–5.0	2.0–3.5	1781	$1,855	$1.04	2d	1	0.36mi
3819 Leighton Hbr Von Ormy, TX	3.0	2.5	1430	$1,700	$1.19	25d	1	0.38mi
15226 Walcott Rdg Von Ormy, TX	3.0	2.5	1297	$1,700	$1.31	25d	1	0.45mi
15266 Snug Harbor Way Von Ormy, TX	3.0	2.5	1525	$1,647	$1.08	3d	1	0.52mi
15531 Clove Spice Way Von Ormy, TX	3.0	2.0	1296	$1,595	$1.23	5d	1	0.59mi
15531 Clove Spice Way Von Ormy, TX	3.0	2.0	1296	$1,595	$1.23	21d	1	0.59mi
4042 Bay Leaf Loop Von Ormy, TX	3.0	2.0	1296	$1,600	$1.23	44d	1	0.60mi
4218 Paprika Grv Von Ormy, TX	3.0	2.0	1434	$1,595	$1.11	44d	1	0.64mi
15619 Garam Trl Von Ormy, TX	3.0	2.5	1856	$1,755	$0.95	44d	1	0.66mi
4323 Caraway Bay Von Ormy, TX	3.0–4.0	2.0	1572	$2,129	$1.35	2d	6	0.66mi

Listing history 26 events

1. 2026-06-21
   days on market $213,999 Active 387 DOM
2. 2026-06-18
   days on market $213,999 Active 384 DOM
3. 2026-06-17
   days on market $213,999 Active 383 DOM
4. 2026-06-16
   days on market $213,999 Active 382 DOM
5. 2026-06-15
   days on market $213,999 Active 381 DOM
6. 2026-06-13
   pricedays on market $213,999 Active 379 DOM
7. 2026-06-09
   days on market $213,499 Active 375 DOM
8. 2026-06-08
   days on market $213,499 Active 374 DOM
9. 2026-06-07
   days on market $213,499 Active 373 DOM
10. 2026-06-04
    days on market $213,499 Active 370 DOM
11. 2026-06-03
    days on market $213,499 Active 369 DOM
12. 2026-06-02
    days on market $213,499 Active 368 DOM
13. 2026-06-01
    days on market $213,499 Active 367 DOM
14. 2026-05-31
    days on market $213,499 Active 366 DOM
15. 2026-05-18
    price $212,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

16. 2026-05-17
    price $212,499 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

17. 2026-05-11
    price $210,499 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

18. 2026-02-13
    price $209,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

19. 2025-11-23
    price $212,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

20. 2025-11-22
    price $211,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

21. 2025-11-21
    price $209,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

22. 2025-11-21
    price $211,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

23. 2025-09-15
    price $209,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

24. 2025-09-01
    price $214,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

25. 2025-07-03
    price $219,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

26. 2025-05-30
    listed $229,999 Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $22,095
• − Mortgage interest: −$15,247
• − Property taxes: −$4,083
• − Insurance: −$1,361
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$7,918
• Taxable loss: −$10,050
• Est. tax savings @ 24.0%: +$2,412
• After-tax cash flow: $-2,706/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that could further enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale New flooring in bathrooms — Improves appearance and functionality
• Resale New kitchen appliances — Enhances functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves appearance and functionality ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

ⓘ 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: 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

12 events — show timeline

• 2026-05-18 Price Changed $212,999 Zillow
• 2026-05-17 Price Changed $212,499 Zillow
• 2026-05-11 Price Changed $210,499 Zillow
• 2026-02-13 Price Changed $209,999 Zillow
• 2025-11-23 Price Changed $212,999 Zillow
• 2025-11-22 Price Changed $211,999 Zillow
• 2025-11-21 Price Changed $209,999 Zillow
• 2025-11-21 Price Changed $211,999 Zillow
• 2025-09-15 Price Changed $209,999 Zillow
• 2025-09-01 Price Changed $214,999 Zillow
• 2025-07-03 Price Changed $219,999 Zillow
• 2025-05-30 Listed $229,999 Zillow