10775 Aqueduct Crk · San Antonio, TX 78214

$148,499

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition 4,791 sqft lot $108/sqft · 31% below area Est $215k · 31% under $100/mo HOA · 7% of rent ↓ 7% since listing

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 145 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,044 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.03% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.1

CMA / ARV

• ARV (median comp): $215,249
• List price: $148,499
• Delta: -31.01%
• 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
10418 Pacaos Pl	0.23mi	3/2.0	1,380 (0%)	2mo	$157,999	$114	88
10414 Pacaos Pl	0.23mi	3/2.0	1,354 (-2%)	2mo	$198,999	$147	84
10636 Fannin Way	0.35mi	4/2.0 (+1)	1,386 (+0%)	1mo	$169,999	$123	78
10713 Aqueduct Crk	0.11mi	4/2.0 (+1)	1,483 (+8%)	1mo	$202,499	$137	77
10628 Fannin Way	0.35mi	4/2.0 (+1)	1,386 (+0%)	1mo	$176,999	$128	77
10644 Fannin Way	0.34mi	4/2.0 (+1)	1,386 (+0%)	2mo	$172,999	$125	77
10470 Pacaos Pl	0.12mi	4/2.0 (+1)	1,483 (+8%)	2mo	$205,999	$139	76
10331 Bustillos Cv	0.26mi	4/2.0 (+1)	1,483 (+8%)	2mo	$191,999	$129	69
1926 Alcalde Cv	0.34mi	3/2.0	1,208 (-12%)	1mo	$160,999	$133	63
10640 Fannin Way	0.35mi	3/2.0	1,208 (-12%)	2mo	$170,999	$142	61
10627 Fannin Way	0.38mi	3/2.0	1,208 (-12%)	2mo	$160,999	$133	60
10607 Fannin Way	0.40mi	3/2.0	1,192 (-14%)	2mo	$149,999	$126	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,617
• Equity at exit: $22,142

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-8,964
• Equity at exit: $12,839

Cash invested: $41,580 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 145
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$779
• Tax est. 1.5%: −$186 /mo · $2,227/yr
• Insurance: −$62
• HOA: −$100
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $84

Break-even live

Break-even rent $1,426

Max offer price $148,499

Occupancy floor 90%

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	43d	1	0.18mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	1d	38	0.72mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	21d	1	0.88mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	43d	1	1.08mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	1d	27	1.17mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	2d	1	1.33mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.37mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	23d	1	1.38mi
10306 Buescher Ln San Antonio, TX	3.0	2.5	1571	$1,550	$0.99	14d	1	1.41mi
10208 Lateleaf Oak San Antonio, TX	3.0	2.5	1596	$1,595	$1.00	43d	1	1.46mi
10216 Lateleaf Oak San Antonio, TX	3.0	2.5	1417	$1,495	$1.06	17d	1	1.46mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 11 events

1. 2026-06-07
   status $148,499 Pending 39 DOM
2. 2026-06-04
   days on market $148,499 Price Change 39 DOM
3. 2026-06-03
   days on market $148,499 Price Change 38 DOM
4. 2026-06-02
   days on market $148,499 Price Change 37 DOM
5. 2026-06-01
   days on market $148,499 Price Change 36 DOM
6. 2026-05-31
   days on market $148,499 Price Change 35 DOM
7. 2026-05-13
   price $150,499 525-char remark

   Show marketing remark (525 chars)

   The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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.

8. 2026-05-06
   price $151,499 525-char remark

   Show marketing remark (525 chars)

   The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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.

9. 2026-04-30
   price $150,999 525-char remark

   Show marketing remark (525 chars)

   The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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.

10. 2026-04-29
    price $162,999 525-char remark

    Show marketing remark (525 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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.

11. 2026-04-21
    listed $160,999 New 525-char remark

    Show marketing remark (525 chars)

    The Avas - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. 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. 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.

ⓘ 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: $18,386
• − Mortgage interest: −$8,318
• − Property taxes: −$2,227
• − Insurance: −$742
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$1,200
• − Depreciation: −$4,320
• Taxable loss: −$1,364
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,337/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

Good 80/100 None rehab

This single-family home is in excellent condition with a modern design and ample space. It is move-in ready and has the potential for further value increases through minor updates.

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 increase curb appeal and property value
• Both Adding smart home features — Modern technology can improve convenience and attract buyers/renters

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 increase curb appeal and property value ↑
• Both Adding smart home features — Modern technology can improve convenience and attract buyers/renters ↑

ⓘ 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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% 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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

-6.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $150,499 LERA
• 2026-05-06 Price Changed $151,499 LERA
• 2026-04-30 Price Changed $150,999 LERA
• 2026-04-29 Price Changed $162,999 LERA
• 2026-04-21 Listed $160,999 LERA