7323 Turnbow · San Antonio, TX 78252

$215,000

3 bd · 2.5 ba · 1,209 sqft · SingleFamily public records · 11 Days on market

Built 2016 10,672 sqft lot Est $195k · 10% over $40/mo HOA · 2% 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 +9.9/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• ARV discount +2.8/15.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

New from LGI Homes: This beautiful new 2 story home features 3 bedrooms and 2.5 bathrooms. The kitchen features beautiful wood cabinets and energy efficient appliances. New refrigerator included! Additional features include raised six panel doors, brushed nickel hardware, a large master closet and utility room.

Key facts

• Custom cabinetry
• Custom backsplash
• 0.24 acre lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• CUSTOM CABINETRY
• CUSTOM BACKSPLASH
• HARD-SURFACE COUNTERTOPS
• AMPLE CABINET STORAGE
• GENEROUS COUNTERTOP SPACE

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA dues $480 annually; Association transfer fee $175

Exterior

• Parking: 1-car garage
• Utilities: City water/sewer; Electric service (for heating)
• Home design: Pre-owned single-family home; Approximately 10 years old; Composition roof; Slab foundation
• Construction: Built by LGI Homes; Siding exterior; Composition roof; Slab foundation
• Exterior features: Siding exterior; Subdivision amenities: park/playground, sports court, other community features

Interior

• Kitchen: Stove/Range; Kitchen (10 x 11); Breakfast bar
• Bedrooms: Master bedroom with full bath (14 x 11); Bedroom 2 (10 x 12); Bedroom 3 (10 x 13)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bath; Master bath with tub/shower combination and single vanity (7 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living/dining room combination; Breakfast bar; Utility room inside; Some window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room (4 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (24.2% below list).
• Recommended offer: $163k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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.
• Zoned schools: Luckey Ranch El (math 47% / reading 50%, grade D, #950 of 4,322 statewide, top 22%, 866 students, 67% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $162,992 (24.2% 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. 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?
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: 0.76% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $194,649
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11967 Luckey Villa	0.24mi	3/2.0	1,211 (+0%)	3mo	$259,900	$215	84
11924 Stroud Dr	0.31mi	3/2.0	1,211 (+0%)	1mo	$262,900	$217	82
11979 Luckey Villa	0.21mi	3/2.0	1,211 (+0%)	10mo	$269,900	$223	80
11844 Luckey Villa	0.42mi	3/2.0	1,211 (+0%)	3mo	$262,900	$217	76
11913 Luckey Villa	0.36mi	3/2.0	1,211 (+0%)	13mo	$268,900	$222	70
12507 Switchgrass	0.39mi	3/2.0	1,178 (-3%)	7mo	$190,000	$161	69
12355 Mahoney Ml	0.53mi	3/2.5	1,290 (+7%)	0mo	$197,000	$153	64
7528 Romaire Run	0.46mi	3/2.5	1,300 (+8%)	4mo	$169,000	$130	62
11620 Claudette	0.54mi	3/2.5	1,300 (+8%)	2mo	$197,899	$152	61
7310 Bowdre	0.27mi	3/2.5	1,381 (+14%)	6mo	$210,000	$152	59
12323 Commander Dr	0.63mi	3/2.5	1,290 (+7%)	1mo	$205,000	$159	59
12214 Mahoney Ml	0.44mi	3/2.5	1,381 (+14%)	13mo	$199,900	$145	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.67×
• Total profit: $-19,734
• Equity at exit: $62,410

10-year hold

• IRR: -3.1%
• Equity multiple: 0.69×
• Total profit: $-18,635
• Equity at exit: $75,004

Cash invested: $60,200 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$90
• HOA: −$40
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-136

Break-even live

Break-even rent $1,802

Max offer price $191,047

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-75	+0% $-136	+5% $-196	+10% $-257
Rent	-10% $-264	-5% $-200	+0% $-136	+5% $-71	+10% $-7
Rate	-1.0pp $-27	-0.5pp $-81	base $-136	+0.5pp $-191	+1.0pp $-248

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11922 Lake Parker San Antonio, TX	3.0	2.5	1428	$3,500	$2.45	0d	1	0.21mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	0d	1	0.24mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	25d	1	0.24mi
7551 Bowdre San Antonio, TX	3.0	2.5	1209	$1,650	$1.36	25d	1	0.26mi
7322 Bowdre San Antonio, TX	3.0	2.5	1381	$1,600	$1.16	45d	1	0.31mi
11934 Luckey Villa San Antonio, TX	2.0	2.0	996	$1,500	$1.51	22d	1	0.31mi
12324 Claiborne San Antonio, TX	3.0	2.0	1404	$1,445	$1.03	45d	1	0.32mi
7318 Sharma Vly San Antonio, TX	3.0	2.5	1428	$1,395	$0.98	25d	1	0.33mi
12014 Latour Vly San Antonio, TX	3.0	2.5	1428	$1,469	$1.03	5d	1	0.36mi
11803 Claudette St San Antonio, TX	3.0	2.5	1420	$1,595	$1.12	45d	1	0.43mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	5d	1	0.45mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	23d	1	0.45mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	45d	1	0.53mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	45d	1	0.54mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	25d	1	0.54mi
12118 Luckey Vw San Antonio, TX	3.0	2.0	1404	$1,545	$1.10	45d	1	0.64mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	45d	1	0.66mi
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	25d	1	0.67mi
6519 Luckey Sq San Antonio, TX	3.0	2.0	1404	$1,550	$1.10	6d	1	0.71mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	25d	1	1.09mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	45d	1	1.12mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	0d	1	1.13mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	0d	21	1.15mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,650	$1.71	0d	1	1.16mi
12127 Straus Medina San Antonio, TX	3.0	2.0	1451	$1,775	$1.22	0d	1	1.29mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	45d	1	1.35mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	25d	1	1.38mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-06-21
   statusdays on market $215,000 Active 11 DOM
2. 2026-06-18
   days on market $215,000 New 8 DOM
3. 2026-06-17
   days on market $215,000 New 7 DOM
4. 2026-06-16
   days on market $215,000 New 6 DOM
5. 2026-06-15
   days on market $215,000 New 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $215,000 New 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,994 · $166/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$1,941/yr (+$162/mo · 97.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,559
• − Mortgage interest: −$12,043
• − Property taxes: −$1,994
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$480
• − Depreciation: −$6,255
• Taxable loss: −$5,417
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-327/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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+37.9% since first listed

3 events — show timeline

• 2026-06-10 Listed $215,000 LERA
• 2016-12-21 Listed $155,900 LERA
• 2016-12-20 Sold (MLS) — LERA

Property tax history

-6.9%/yr

Latest (2025): $1,994 · -57.0% YoY. Source: county tax records.