1752 Charlie Cv · San Antonio, TX 78221

$184,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 10 Days on market

Built 2026 Excellent condition 4,791 sqft lot $131/sqft · 15% below area Est $219k · 15% under $59/mo HOA · 4% of rent ↓ 15% 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).

• ARV discount +14.4/15.0
• Cash flow +11.5/30.0
• Appreciation +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-62 ($-746/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (12.7% below list).
• Recommended offer: $161k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,433 (12.7% 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. 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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.44%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

• ARV (median comp): $218,694
• List price: $184,999
• Delta: -15.41%
• 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
1752 Charlie Cv	0.00mi	3/2.0	1,411 (0%)	1mo	$184,999	$131	99
1748 Charlie Cv	0.01mi	3/2.0	1,402 (-1%)	2mo	$215,999	$154	97
1740 Charlie Cv	0.02mi	3/2.0	1,402 (-1%)	2mo	$191,999	$137	96
1706 Charlie Cv	0.07mi	3/2.0	1,411 (0%)	1mo	$194,999	$138	96
1714 Charlie Cv	0.06mi	3/2.0	1,402 (-1%)	1mo	$193,999	$138	95
1731 Charlie Cv	0.07mi	3/2.0	1,402 (-1%)	1mo	$197,999	$141	95
1736 Charlie Cv	0.04mi	4/2.0 (+1)	1,575 (+12%)	2mo	$205,999	$131	72
1722 Charlie Cv	0.04mi	4/2.0 (+1)	1,600 (+13%)	2mo	$209,999	$131	69
14836 Gold Lace Cactus	0.27mi	4/2.5 (+1)	1,543 (+9%)	0mo	$215,000	$139	64
14711 Star Cactus	0.24mi	3/2.0	1,206 (-14%)	1mo	$200,500	$166	64
2003 Organ Pipe Cactus	0.24mi	3/2.0	1,206 (-14%)	1mo	$207,500	$172	64
2213 Organ Pipe Cactus	0.39mi	3/2.0	1,206 (-14%)	0mo	$217,030	$180	57

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.08×
• Total profit: $4,322
• Equity at exit: $73,253

10-year hold

• IRR: 4.1%
• Equity multiple: 1.53×
• Total profit: $27,573
• Equity at exit: $105,705

Cash invested: $51,800 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$59
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-62

Break-even live

Break-even rent $1,693

Max offer price $176,004

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $2	+0% $-62	+5% $-126	+10% $-190
Rent	-10% $-190	-5% $-126	+0% $-62	+5% $2	+10% $65
Rate	-1.0pp $31	-0.5pp $-15	base $-62	+0.5pp $-110	+1.0pp $-159

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	24d	1	0.10mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	24d	1	0.74mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	5d	1	0.74mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	24d	1	0.89mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	22d	1	1.11mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	44d	1	1.14mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	11d	1	1.17mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	24d	1	1.24mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	44d	1	1.24mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	24d	1	1.26mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	24d	1	1.26mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	3d	1	1.40mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	24d	1	1.48mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 5 events

1. 2026-05-02
   status Pending 617-char remark

   Show marketing remark (617 chars)

   The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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.

2. 2026-04-29
   price $184,999 617-char remark

   Show marketing remark (617 chars)

   The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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.

3. 2026-04-28
   price $189,999 617-char remark

   Show marketing remark (617 chars)

   The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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.

4. 2026-04-25
   price $196,999 617-char remark

   Show marketing remark (617 chars)

   The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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.

5. 2026-04-22
   listed $216,999 New 617-char remark

   Show marketing remark (617 chars)

   The Idlewood - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests. Estimated Completion May 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.

ⓘ 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: $19,372
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − HOA: −$708
• − Depreciation: −$5,382
• Taxable loss: −$3,880
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $185/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 95/100 None rehab

This single-level home is in excellent condition with no visible repairs needed. It offers a spacious open floorplan and is move-in ready. Potential buyers and renters will appreciate the well-maintained exterior and interior, as well as the fresh updates that can be made to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract renters.
• Resale Interior updates (e.g., new flooring, paint, fixtures) — Fresh updates can make the home more appealing to potential buyers and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract renters. ↑
• Resale Interior updates (e.g., new flooring, paint, fixtures) — Fresh updates can make the home more appealing to potential buyers and increase its value. ↑

ⓘ 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: 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-14.7% since first listed

5 events — show timeline

• 2026-05-02 Pending — LERA
• 2026-04-29 Price Changed $184,999 LERA
• 2026-04-28 Price Changed $189,999 LERA
• 2026-04-25 Price Changed $196,999 LERA
• 2026-04-22 Listed $216,999 LERA