20630 Andalusite Way · San Antonio, TX 78264

$135,999

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 98 Days on market

Built 2024 4,791 sqft lot Est $138k · at est. $25/mo HOA · 2% of rent ↓ 14% since listing

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +8.1/15.0
• Appreciation +7.0/10.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: schools C-, crime F.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 329 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($940 loan paydown + $5k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.00% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $137,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20642 Andalusite Way	0.02mi	3/2.5	1,189 (0%)	1mo	$157,999	$133	98
20618 Andalusite Way	0.02mi	3/2.5	1,189 (0%)	2mo	$137,999	$116	98
2914 Carnelian Trl	0.09mi	3/2.5	1,189 (0%)	2mo	$138,999	$117	94
20511 Andalusite Way	0.13mi	3/2.5	1,189 (0%)	1mo	$137,999	$116	93
20503 Andalusite Way	0.13mi	3/2.5	1,189 (0%)	1mo	$137,999	$116	93
20606 Andalusite Way	0.12mi	3/2.5	1,189 (0%)	1mo	$135,999	$114	93
20564 Andalusite Way	0.12mi	3/2.5	1,189 (0%)	2mo	$142,999	$120	92
20556 Andalusite Way	0.12mi	3/2.5	1,189 (0%)	3mo	$135,999	$114	92
20540 Andalusite Way	0.12mi	3/2.5	1,189 (0%)	4mo	$137,999	$116	91
20626 Andalusite Way	0.01mi	3/2.5	1,360 (+14%)	0mo	$146,999	$108	76
20614 Andalusite Way	0.02mi	3/2.5	1,360 (+14%)	2mo	$148,999	$110	73
20568 Andalusite Way	0.12mi	3/2.5	1,360 (+14%)	3mo	$168,999	$124	68

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.80×
• Total profit: $30,469
• Equity at exit: $68,517

10-year hold

• IRR: 14.6%
• Equity multiple: 3.37×
• Total profit: $90,330
• Equity at exit: $111,719

Cash invested: $38,080 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$713
• Tax est. 1.5%: −$170 /mo · $2,040/yr
• Insurance: −$57
• HOA: −$25
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $112

Break-even live

Break-even rent $1,221

Max offer price $135,999

Occupancy floor 87%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	4d	1	0.02mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	21d	1	0.03mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	2d	1	0.11mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	43d	1	0.11mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	23d	1	0.11mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	23d	1	0.12mi
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	17d	1	0.13mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	17d	1	0.17mi
20310 Andalusite Way San Antonio, TX	2.0	2.0	741	$1,300	$1.75	43d	1	0.22mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	43d	1	0.24mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	16d	1	0.24mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	23d	1	0.28mi
3230 S Loop 1604 E Unit B1 San Antonio, TX	2.0	1.0	768	$895	$1.17	2d	1	0.51mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	43d	1	0.55mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	23d	1	0.60mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	23d	1	0.60mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	2d	1	0.60mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	2d	1	0.60mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	43d	1	0.99mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	23d	1	1.25mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-18
   price $135,999
3. 2026-04-17
   price $137,999
4. 2026-01-14
   listed $157,999 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: $16,355
• − Mortgage interest: −$7,618
• − Property taxes: −$2,040
• − Insurance: −$680
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − HOA: −$300
• − Depreciation: −$3,956
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,548/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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

-13.9% since first listed

4 events — show timeline

• 2026-04-22 Pending — LERA
• 2026-04-18 Price Changed $135,999 LERA
• 2026-04-17 Price Changed $137,999 LERA
• 2026-01-14 Listed $157,999 LERA