3246 Gilbert Gdn · San Antonio, TX 78109

$230,999

4 bd · 2.5 ba · 1,891 sqft · SingleFamily · 23 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $301k · 23% under $37/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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

The Littleton - On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations. Estimated Completion July 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

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

Property features AI

Finance

• Other: Subdivision: Savannah Place
• Financial info: Down payment resource not indicated
• HOA & community: Mandatory HOA; HOA includes park/playground and BBQ/grill amenities; Annual HOA fee (amount available in listing details)

Exterior

• Parking: 2-car garage
• Utilities: City garbage service; Water and sewer provided by ECSUD; Electricity supplied by CPS
• Home design: New construction by Lennar; Brick, siding, and cement fiber exterior; Entry level: lower-level primary bedroom
• Construction: Slab foundation; Composition roof
• Exterior features: Park/playground nearby; BBQ/grill area

Interior

• Kitchen: Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 10 x 11; Primary bedroom dimensions: 13 x 15
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with shower and single vanity
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Open floor plan; Two living areas; Breakfast bar; Game room; Utility room inside; Walk-in closets; Laundry on main level
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $231k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (12.8% below list).
• Recommended offer: $201k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1207 active listings in the ZIP; 40 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 23 days — a 2% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,494 (12.8% 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: 0.87% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $300,669
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3658 Georgia Trce	0.26mi	4/2.5	1,885 (-0%)	1mo	$231,999	$123	87
10735 Fairchild Way	0.27mi	4/2.5	1,900 (+0%)	1mo	$301,536	$159	86
10643 Vinateros Dr	0.28mi	3/2.0 (-1)	1,851 (-2%)	1mo	$199,000	$108	76
11006 Airmen Dr	0.39mi	3/2.5 (-1)	1,802 (-5%)	0mo	$299,990	$166	69
4119 Spirit Star Dr	0.39mi	3/2.5 (-1)	1,802 (-5%)	1mo	$299,990	$166	68
10803 Airmen Dr	0.45mi	4/2.5	2,072 (+10%)	1mo	$272,850	$132	62
10734 Francisco Way	0.41mi	3/2.5 (-1)	2,037 (+8%)	1mo	$294,500	$145	62
3007 Heidfeld Ln	0.47mi	4/3.0	2,084 (+10%)	0mo	$370,063	$178	59
10759 Francisco Way	0.35mi	3/2.0 (-1)	1,690 (-11%)	1mo	$275,000	$163	58
11116 Prairie Lndg	0.73mi	4/2.0	2,008 (+6%)	1mo	$319,990	$159	53
10423 Francisco Way	0.70mi	3/2.0 (-1)	1,636 (-14%)	0mo	$225,000	$138	38
10411 Francisco	0.73mi	3/2.0 (-1)	1,636 (-14%)	1mo	$249,900	$153	36

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-45,932
• Equity at exit: $34,443

10-year hold

• IRR: -23.8%
• Equity multiple: -0.02×
• Total profit: $-66,011
• Equity at exit: $19,973

Cash invested: $64,680 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1207
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,465/yr
• Insurance: −$96
• HOA: −$37
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-42

Break-even live

Break-even rent $2,068

Max offer price $224,982

Occupancy floor 97%

Sensitivity live

Price	-10% $118	-5% $38	+0% $-42	+5% $-121	+10% $-201
Rent	-10% $-201	-5% $-121	+0% $-42	+5% $38	+10% $118
Rate	-1.0pp $75	-0.5pp $17	base $-42	+0.5pp $-101	+1.0pp $-162

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: $57,750
• Closing costs: $6,930
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	6d	1	0.17mi
3158 Jackson Smt Converse, TX	4.0	2.5	2205	$1,895	$0.86	3d	1	0.18mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	6d	1	0.23mi
10922 Lockheed Dr Converse, TX	4.0	2.5	2179	$1,995	$0.92	18d	1	0.24mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	45d	1	0.24mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	25d	1	0.27mi
10902 Chatham Ct Converse, TX	5.0	2.5	2543	$2,195	$0.86	45d	1	0.29mi
3103 Jackson Smt Converse, TX	5.0	2.5	2543	$2,000	$0.79	45d	1	0.29mi
10679 Penelope Way Converse, TX	4.0	2.5	2455	$2,000	$0.81	45d	1	0.30mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	45d	1	0.31mi
10819 Juliette Pass Converse, TX	4.0	2.5	2204	$1,745	$0.79	45d	1	0.32mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	25d	1	0.33mi
4326 Admirals Bnd Converse, TX	4.0	3.0	2391	$2,350	$0.98	45d	1	0.33mi
4303 Brigade Bnd Converse, TX	4.0	2.5	2179	$2,200	$1.01	45d	1	0.33mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	45d	1	0.35mi
11002 Chatham Ct Converse, TX	5.0	2.5	2543	$2,095	$0.82	0d	1	0.35mi
10627 Erinita Way Converse, TX	3.0	2.0	1474	$1,466	$0.99	25d	1	0.36mi
3026 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	45d	1	0.36mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	6d	1	0.39mi
10906 Airmen Dr Converse, TX	3.0	2.0	1535	$1,550	$1.01	4d	1	0.39mi
3034 Citron Gdn Converse, TX	5.0	2.5	2543	$2,200	$0.87	0d	1	0.40mi
10754 Francisco Way Converse, TX	3.0	2.0	1971	$1,875	$0.95	25d	1	0.40mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	21d	1	0.40mi
11002 Eyelet Hbr Converse, TX	4.0	2.5	2204	$1,745	$0.79	45d	1	0.40mi
11038 Chatham Ct Converse, TX	4.0	2.5	2205	$1,995	$0.90	14d	1	0.40mi
3006 Jackson Smt Converse, TX	5.0	2.5	2543	$2,095	$0.82	25d	1	0.40mi
2943 Forsyth Cyn Converse, TX	4.0	2.5	2203	$1,795	$0.81	25d	1	0.41mi
10930 Juliette Pass Converse, TX	4.0	2.5	2205	$1,850	$0.84	4d	1	0.41mi
11010 Eyelet Hbr Converse, TX	5.0	2.5	2543	$2,095	$0.82	0d	1	0.41mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	3d	1	0.42mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	0.42mi
3022 Citron Gdn Converse, TX	5.0	2.5	2543	$2,069	$0.81	0d	1	0.42mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,293	$1.32	0d	1	0.42mi
10606 Pablo Way Converse, TX	4.0	2.0	1667	$1,631	$0.98	0d	1	0.42mi
10739 Rosalina Loop Converse, TX	3.0	2.0	1994	$2,100	$1.05	4d	1	0.44mi
11151 Hollinger Cir Converse, TX	4.0	2.5	1859	$1,705	$0.92	25d	1	0.44mi
2942 Jackson Smt Converse, TX	4.0	2.5	2204	$1,745	$0.79	45d	1	0.44mi
10583 Pablo Way Converse, TX	4.0	2.5	2601	$2,200	$0.85	25d	1	0.45mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	45d	1	0.46mi
2934 Jackson Smt Converse, TX	4.0	2.5	2204	$2,070	$0.94	45d	1	0.46mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 11 events

1. 2026-06-13
   statusdays on market $230,999 Pending 23 DOM
2. 2026-06-09
   days on market $230,999 Price Change 22 DOM
3. 2026-06-08
   days on market $230,999 Price Change 21 DOM
4. 2026-06-07
   days on market $230,999 Price Change 20 DOM
5. 2026-06-04
   days on market $230,999 Price Change 17 DOM
6. 2026-06-03
   days on market $230,999 Price Change 16 DOM
7. 2026-06-02
   days on market $230,999 Price Change 15 DOM
8. 2026-06-02
   price $230,999 Price Change 14 DOM
9. 2026-06-01
   days on market $231,999 Price Change 14 DOM
10. 2026-05-31
    days on market $231,999 Price Change 13 DOM
11. 2026-05-18
    listed $258,999 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: $24,179
• − Mortgage interest: −$12,940
• − Property taxes: −$3,465
• − Insurance: −$1,155
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$444
• − Depreciation: −$6,720
• Taxable loss: −$4,413
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $560/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 · 12 photos

Excellent 100/100 None rehab

This home is move-in ready with a modern and well-maintained interior and exterior. It offers a spacious floor plan and is ideal for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and technologically advanced.
• Both Upgrading appliances — Modern, energy-efficient appliances can increase both resale and rental value by making the home more desirable and energy-conscious.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and technologically advanced. ↑
• Both Upgrading appliances — Modern, energy-efficient appliances can increase both resale and rental value by making the home more desirable and energy-conscious. ↑

ⓘ 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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 event — show timeline

• 2026-05-18 Listed $258,999 LERA