10926 Acorn Cyn · San Antonio, TX 78252

$210,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 54 Days on market

Built 2011 5,749 sqft lot $155/sqft · 8% below area Est $228k · 8% under $21/mo HOA · 1% of rent

---

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 +11.1/15.0
• Cash flow +7.6/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.7/10.0

Listing remarks

Home is back on market due to buyer financing , please bring your buyers back to set up your tour Today. No fault of the seller or property. Welcome home to this beautifully upgraded property in the growing southwest area of San Antonio! 10926 Acorn Cny offers a bright and open floor plan with a spacious, updated kitchen, featuring modern finishes and a new refrigerator included-perfect for cooking and entertaining. The home shines with a large primary suite that includes an oversized bathroom, offering comfort and privacy. Every room is well-maintained, and the entire home feels warm, inviting, and move-in ready. Step outside into a beautiful backyard ideal for gatherings, relaxation, or a

Key facts

• Brand-new fence
• Updated kitchen
• Oversized bathroom

Tags

• UPGRADED PROPERTY
• UPDATED KITCHEN
• LARGE PRIMARY SUITE
• OVERSIZED BATHROOM
• BEAUTIFUL BACKYARD
• BRAND-NEW FENCE

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA dues $250 annually; Association transfer fee $350

Exterior

• Parking: 2-car garage
• Utilities: Additional water/sewer information available
• Home design: Pre-owned home; Approximately 15 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Subdivision: Canyon Crossing

Interior

• Kitchen: Kitchen (14 x 15)
• Bedrooms: Master bedroom on lower level (17 x 12); Bedroom 2 (11 x 9); Bedroom 3 (9 x 10)
• Flooring: Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heat; Central air conditioning
• Interior features: All window coverings remain; Fireplace
• Laundry & utility: Utility room (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (19.9% below list).
• Recommended offer: $166k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% FRL); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 54 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y 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: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,965 (21.0% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $228,498
• List price: $210,000
• Delta: -8.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5422 Blossom	0.05mi	3/2.0	1,352 (0%)	6mo	$220,000	$163	93
5934 Cosmic Crisp	0.37mi	3/2.0	1,434 (+6%)	3mo	$272,950	$190	70
5926 Cosmic Crisp	0.37mi	3/2.5	1,470 (+9%)	4mo	$275,950	$188	62
10744 Criterion	0.43mi	3/2.0	1,489 (+10%)	2mo	$289,950	$195	61
10740 Criterion	0.43mi	3/2.0	1,535 (+14%)	1mo	$276,950	$180	56
5526 Bat	0.34mi	3/2.5	1,553 (+15%)	4mo	$199,000	$128	54
10721 Dazzle	0.44mi	3/2.0	1,535 (+14%)	3mo	$316,500	$206	54
10750 Dazzle	0.49mi	3/2.0	1,535 (+14%)	1mo	$276,950	$180	54
10906 Rosin Jaw	0.61mi	3/2.0	1,521 (+12%)	1mo	$214,000	$141	50
11014 Rosin Jaw Trl	0.59mi	3/2.0	1,528 (+13%)	3mo	$229,000	$150	48
11458 Coral	0.51mi	3/2.5	1,553 (+15%)	6mo	$159,900	$103	45
5634 Forest Cyn	0.67mi	3/2.5	1,553 (+15%)	5mo	$214,999	$138	38

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: -10.0%
• Equity multiple: 0.54×
• Total profit: $-26,861
• Equity at exit: $60,959

10-year hold

• IRR: -6.0%
• Equity multiple: 0.41×
• Total profit: $-34,928
• Equity at exit: $73,260

Cash invested: $58,800 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,681 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$368 /mo · $4,413/yr
• Insurance: −$88
• HOA: −$21
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-249

Break-even live

Break-even rent $1,997

Max offer price $165,965

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-190	+0% $-249	+5% $-309	+10% $-368
Rent	-10% $-382	-5% $-316	+0% $-249	+5% $-183	+10% $-116
Rate	-1.0pp $-144	-0.5pp $-196	base $-249	+0.5pp $-304	+1.0pp $-359

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5706 Red Cyn San Antonio, TX	2.0	1.0	968	$1,295	$1.34	45d	1	0.08mi
5727 Sandy Cyn San Antonio, TX	3.0	2.5	1706	$1,490	$0.87	12d	1	0.22mi
5703 Fossil Cyn San Antonio, TX	3.0	2.0	1233	$1,420	$1.15	45d	1	0.27mi
5822 Blonde Cyn San Antonio, TX	3.0	2.0	1233	$1,390	$1.13	45d	1	0.27mi
5535 Hidden Cyn San Antonio, TX	3.0	2.0	1233	$1,700	$1.38	25d	1	0.27mi
10930 Moonlit Cyn San Antonio, TX	3.0	2.0	1233	$1,345	$1.09	45d	1	0.33mi
5922 Hickory Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	25d	1	0.34mi
11214 Indian Cyn San Antonio, TX	3.0	2.0	1233	$1,350	$1.09	25d	1	0.39mi
11407 Indian Cyn San Antonio, TX	3.0	2.0	1097	$1,535	$1.40	6d	1	0.42mi
5722 Wildcat Cyn San Antonio, TX	3.0	2.5	1569	$1,526	$0.97	14d	1	0.46mi
11459 Coral Cyn San Antonio, TX	3.0	2.0	1097	$1,500	$1.37	25d	1	0.48mi
5702 Wildcat Cyn San Antonio, TX	3.0	2.5	1553	$1,599	$1.03	6d	1	0.49mi
10903 Honey Crisp San Antonio, TX	3.0–4.0	2.0–2.5	1719	$1,699	$0.99	0d	47	0.50mi
11487 Coral Cyn San Antonio, TX	3.0	2.5	1553	$1,695	$1.09	25d	1	0.53mi
6175 Texas Cyn San Antonio, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	25d	1	0.60mi
5607 Forest Cyn San Antonio, TX	3.0	2.0	1097	$1,480	$1.35	45d	1	0.60mi
11347 Buck Cyn San Antonio, TX	3.0	2.5	1572	$1,650	$1.05	45d	1	0.65mi
10909 Charreada Trl San Antonio, TX	3.0	2.0	1739	$1,800	$1.04	25d	1	0.76mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	45d	1	0.88mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,735	$0.97	0d	1	0.88mi
10520 Pomme San Antonio, TX	3.0	2.5	1858	$1,795	$0.97	17d	1	0.91mi
10518 Egremont San Antonio, TX	3.0	2.0	1534	$2,200	$1.43	0d	1	0.93mi
3839 Browning Blf San Antonio, TX	3.0	2.0	1566	$1,899	$1.21	45d	1	0.98mi
11427 Long Trl San Antonio, TX	3.0	2.5	1444	$2,400	$1.66	0d	1	0.99mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	21d	1	1.03mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	25d	1	1.04mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,595	$1.21	0d	1	1.06mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	25d	1	1.08mi
4546 Longhorn Crst San Antonio, TX	4.0	2.0	1720	$2,200	$1.28	0d	1	1.10mi
3735 Browning Blf San Antonio, TX	3.0	2.5	1564	$1,475	$0.94	6d	1	1.12mi
6710 Greensleeves San Antonio, TX	3.0	2.0	1534	$1,700	$1.11	45d	1	1.12mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	6d	1	1.12mi
10943 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,900	$1.05	25d	1	1.13mi
10919 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,595	$0.88	45d	1	1.13mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	45d	1	1.20mi
3230 Bear Springs Dr San Antonio, TX	4.0	2.5	1652	$2,150	$1.30	0d	1	1.21mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	0d	1	1.24mi
10707 Rimfire Run Ln San Antonio, TX	3.0	2.5	1680	$1,575	$0.94	25d	1	1.25mi
11215 Aristides San Antonio, TX	4.0	2.0	1520	$1,925	$1.27	6d	1	1.26mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	25d	1	1.27mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 47 events

1. 2026-06-21
   days on market $210,000 Active 54 DOM
2. 2026-06-18
   days on market $210,000 Active 51 DOM
3. 2026-06-17
   days on market $210,000 Active 50 DOM
4. 2026-06-16
   days on market $210,000 Active 49 DOM
5. 2026-06-15
   days on market $210,000 Active 48 DOM
6. 2026-06-13
   days on market $210,000 Active 46 DOM
7. 2026-06-09
   statusdays on market $210,000 Active 42 DOM
8. 2026-06-08
   days on market $210,000 Back on Market 41 DOM
9. 2026-06-07
   days on market $210,000 Back on Market 40 DOM
10. 2026-06-04
    days on market $210,000 Back on Market 37 DOM
11. 2026-06-03
    days on market $210,000 Back on Market 36 DOM
12. 2026-06-02
    days on market $210,000 Back on Market 35 DOM
13. 2026-06-01
    days on market $210,000 Back on Market 34 DOM
14. 2026-05-31
    days on market $210,000 Back on Market 33 DOM
15. 2026-05-17
    historical Active Option 840-char remark
16. 2026-04-29
    price $210,000 840-char remark
17. 2026-04-28
    listed $213,000 New 840-char remark
18. 2026-04-27
    historical
19. 2026-04-02
    price $213,000
20. 2026-03-17
    price $215,000
21. 2026-02-24
    price $216,000
22. 2026-01-31
    price $217,500
23. 2026-01-21
    price $218,500
24. 2026-01-03
    price $219,000
25. 2025-12-02
    listed $219,500 New
26. 2025-11-29
    historical $1,575
27. 2025-11-24
    historical
28. 2025-11-12
    price $1,575
29. 2025-11-01
    listed $1,650
30. 2025-11-01
    historical $1,650
31. 2025-10-28
    listed $1,650
32. 2025-10-07
    listed $219,900 New
33. 2023-09-19
    historical $1,700
34. 2023-09-13
    listed $1,700
35. 2022-08-02
    soldstatus
36. 2022-08-01
    soldstatus Sold
37. 2022-07-11
    status Pending
38. 2022-07-02
    historical Active Option
39. 2022-06-20
    listed $240,000 New
40. 2018-07-13
    soldstatus
41. 2018-07-10
    soldstatus Sold
42. 2018-06-28
    status Pending
43. 2018-06-06
    historical Active Option
44. 2018-06-01
    listed $149,900 New
45. 2011-04-01
    soldstatus
46. 2011-02-26
    historical
47. 2011-02-17
    listed $145,500

ⓘ 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: $4,413 · $368/mo
• Projected year-2 tax: $4,413 · $368/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,176
• − Mortgage interest: −$11,763
• − Property taxes: −$4,413
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$252
• − Depreciation: −$6,109
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-1,398/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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

+44.3% since first listed

34 events — show timeline

• 2026-05-29 Relisted — LERA
• 2026-05-17 Contingent — LERA
• 2026-04-29 Price Changed $210,000 LERA
• 2026-04-28 Listed $213,000 LERA
• 2026-04-27 Listing Removed — LERA
• 2026-04-02 Price Changed $213,000 LERA
• 2026-03-17 Price Changed $215,000 LERA
• 2026-02-24 Price Changed $216,000 LERA
• 2026-01-31 Price Changed $217,500 LERA
• 2026-01-21 Price Changed $218,500 LERA
• 2026-01-03 Price Changed $219,000 LERA
• 2025-12-02 Listed $219,500 LERA
• 2025-11-29 Rental Removed $1,575 BUILDIUM
• 2025-11-24 Listing Removed — LERA
• 2025-11-12 Price Changed $1,575 BUILDIUM
• 2025-11-01 Listed for Rent $1,650 BUILDIUM
• 2025-11-01 Rental Removed $1,650 TENANTTURNER2
• 2025-10-28 Listed for Rent $1,650 TENANTTURNER2
• 2025-10-07 Listed $219,900 LERA
• 2023-09-19 Rental Removed $1,700 SABOR
• 2023-09-13 Listed for Rent $1,700 SABOR
• 2022-08-02 Sold (Public Records) — Public Records
• 2022-08-01 Sold (MLS) — LERA
• 2022-07-11 Pending — LERA
• 2022-07-02 Contingent — LERA
• 2022-06-20 Listed $240,000 LERA
• 2018-07-13 Sold (Public Records) — Public Records
• 2018-07-10 Sold (MLS) — LERA
• 2018-06-28 Pending — LERA
• 2018-06-06 Contingent — LERA
• 2018-06-01 Listed $149,900 LERA
• 2011-04-01 Sold (MLS) — LERA
• 2011-02-26 Listing Removed — LERA
• 2011-02-17 Listed $145,500 LERA

Property tax history

+25.5%/yr

Latest (2025): $4,413 · -4.7% YoY. Source: county tax records.