The Franklin Plan · San Antonio, TX 78245

$264,500

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 280 Days on market

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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
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 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

Welcome to The Franklin, a two-story home located at Stonehill on the far west side of San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1891 square feet of living space. The entry opens to a grand family room before flowing into the kitchen and dining area with an open floorplan concept. The gourmet kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Franklin layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Franklin floor plan include sheet vinyl flooring in entry, living room, and all wet areas, and quartz bathroom countertops. Contact us today and find your home in Stonehill by clicking the text with us button or the request information button.

Key facts

• Gourmet kitchen
• Quality cabinetry
• Quartz counter tops

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• QUALITY CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE BREAKFAST ISLAND
• OPEN FLOORPLAN CONCEPT

🏗️ New construction. The $264,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $309,757.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.7% below list).
• Recommended offer: $205k (22.7% 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.
• 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $9k 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 280 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,507 (22.7% 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 280 days. Have you received any prior offers? Is the seller open to a 23% 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: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $309,757
• List price: $264,500
• Delta: -14.61%
• 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
14731 Armstrong Fld	0.26mi	5/2.5	1,892 (0%)	1mo	$272,295	$144	87
14719 Armstrong Fld	0.25mi	5/2.5	1,892 (0%)	2mo	$270,950	$143	87
5733 Bailey Downs	0.27mi	5/2.5	1,892 (0%)	2mo	$273,950	$145	86
5721 Bailey Downs	0.29mi	5/2.5	1,892 (0%)	2mo	$270,950	$143	85
5707 Bailey Downs	0.32mi	5/2.5	1,892 (0%)	3mo	$270,950	$143	83
5910 Hartley Home	0.15mi	4/2.5 (-1)	1,952 (+3%)	2mo	$305,595	$157	81
14716 Crosby Rusk	0.31mi	4/2.0 (-1)	1,901 (+0%)	2mo	$339,500	$179	76
6228 Persimmon Lk	0.25mi	4/2.0 (-1)	1,731 (-8%)	1mo	$299,990	$173	66
6216 Medina Oasis	0.20mi	4/2.0 (-1)	1,687 (-11%)	2mo	$324,990	$193	64
6231 Persimmon Lk	0.24mi	4/2.0 (-1)	1,687 (-11%)	3mo	$324,990	$193	62
14708 Crosby Rusk	0.30mi	4/2.0 (-1)	1,703 (-10%)	2mo	$317,950	$187	61
5312 Hartley Home	0.56mi	4/2.5 (-1)	2,042 (+8%)	1mo	$315,950	$155	55

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.3%
• Equity multiple: -0.03×
• Total profit: $-89,597
• Equity at exit: $46,186

10-year hold

• IRR: -59.0%
• Equity multiple: -0.66×
• Total profit: $-144,117
• Equity at exit: $26,782

Cash invested: $86,732 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,624
• Tax est. 1.5%: −$387 /mo · $4,646/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-525

Break-even live

Break-even rent $2,710

Max offer price $233,781

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: $77,439
• Closing costs: $9,293
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5923 Hartley Home San Antonio, TX	5.0	3.5	2492	$2,400	$0.96	21d	1	0.10mi
5721 Bailey Downs San Antonio, TX	5.0	2.5	1895	$1,900	$1.00	23d	1	0.28mi
14739 Sycamore Xing San Antonio, TX	4.0	2.0	1734	$2,300	$1.33	4d	1	0.71mi
7063 Sycamore Pass San Antonio, TX	4.0	2.0	1866	$1,950	$1.05	20d	1	0.84mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	12d	1	0.86mi
13942 Bull Cv San Antonio, TX	4.0	2.5	1950	$2,200	$1.13	43d	1	0.94mi
14010 Wool Park San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	17d	1	0.97mi
14007 Wool Park San Antonio, TX	4.0	2.5	1950	$1,599	$0.82	43d	1	0.99mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	1.04mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	12d	1	1.05mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	23d	1	1.07mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	23d	1	1.08mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	23d	1	1.10mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	4d	1	1.12mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	1.15mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	21d	1	1.16mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	21d	1	1.19mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	1.19mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2243	$1,950	$0.87	17d	1	1.30mi
6623 Whisper Pond San Antonio, TX	4.0	2.5	2252	$1,950	$0.87	43d	1	1.30mi
7371 Cultivator Way San Antonio, TX	4.0	2.0	1880	$1,495	$0.80	23d	1	1.43mi
6814 Rondo Measure San Antonio, TX	4.0	2.5	2252	$1,850	$0.82	23d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $264,500 Active 280 DOM
2. 2026-06-17
   days on market $264,500 Active 279 DOM
3. 2026-06-16
   days on market $264,500 Active 278 DOM
4. 2026-06-15
   days on market $264,500 Active 277 DOM
5. 2026-06-13
   days on market $264,500 Active 275 DOM
6. 2026-06-09
   days on market $264,500 Active 271 DOM
7. 2026-06-08
   days on market $264,500 Active 270 DOM
8. 2026-06-07
   days on market $264,500 Active 269 DOM
9. 2026-06-04
   days on market $264,500 Active 266 DOM
10. 2026-06-03
    days on market $264,500 Active 265 DOM
11. 2026-06-02
    days on market $264,500 Active 264 DOM
12. 2026-06-02
    days on market $264,500 Active 263 DOM
13. 2026-05-31
    days on market $264,500 Active 262 DOM
14. 2026-02-03
    price $264,500 1160-char remark

    Show marketing remark (1160 chars)

    Welcome to The Franklin, a two-story home located at Stonehill on the far west side of San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1891 square feet of living space. The entry opens to a grand family room before flowing into the kitchen and dining area with an open floorplan concept. The gourmet kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Franklin layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Franklin floor plan include sheet vinyl flooring in entry, living room, and all wet areas, and quartz bathroom countertops. Contact us today and find your home in Stonehill by clicking the text with us button or the request information button.

15. 2025-09-24
    price $261,500 1160-char remark

    Show marketing remark (1160 chars)

    Welcome to The Franklin, a two-story home located at Stonehill on the far west side of San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1891 square feet of living space. The entry opens to a grand family room before flowing into the kitchen and dining area with an open floorplan concept. The gourmet kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Franklin layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Franklin floor plan include sheet vinyl flooring in entry, living room, and all wet areas, and quartz bathroom countertops. Contact us today and find your home in Stonehill by clicking the text with us button or the request information button.

16. 2025-09-11
    listed $259,500 Active 1160-char remark

    Show marketing remark (1160 chars)

    Welcome to The Franklin, a two-story home located at Stonehill on the far west side of San Antonio, TX. This floor plan offers 2 classic exteriors and 2-car garage. Inside this 5 bedroom, 2.5 bathroom home, you'll find 1891 square feet of living space. The entry opens to a grand family room before flowing into the kitchen and dining area with an open floorplan concept. The gourmet kitchen includes quartz counter tops, quality cabinetry, stainless steel appliances, large breakfast island, and pantry. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The Franklin layout is perfect if you love entertaining downstairs and relaxing upstairs. The private main bedroom features an attractive ensuite with quality cabinetry. A spacious tiled walk-in shower and large walk-in closet provide all the space and convenience you need. Additional features of The Franklin floor plan include sheet vinyl flooring in entry, living room, and all wet areas, and quartz bathroom countertops. Contact us today and find your home in Stonehill by clicking the text with us button or the request information button.

ⓘ 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: $24,541
• − Mortgage interest: −$17,351
• − Property taxes: −$4,646
• − Insurance: −$1,549
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$9,011
• Taxable loss: −$11,943
• Est. tax savings @ 24.0%: +$2,866
• After-tax cash flow: $-3,434/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: 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

+1.9% since first listed

3 events — show timeline

• 2026-02-03 Price Changed $264,500 Zillow
• 2025-09-24 Price Changed $261,500 Zillow
• 2025-09-11 Listed $259,500 Zillow