Hazel Plan · San Antonio, TX 78245

$179,999

3 bd · 2.0 ba · 1,049 sqft · SingleFamily · 686 Days on market

Excellent condition ↓ 14% since listing

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

Key facts

• Desirable schools
• Outdoor recreation
• Nearby golf courses

Tags

• BROOKMILL MASTERPLAN
• NEARBY GOLF COURSES
• DESIRABLE SCHOOLS
• OUTDOOR RECREATION

🏗️ New construction. The $179,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $209,277.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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.
• 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.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 686 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $158,399 (12.0% 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 686 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $209,277
• List price: $179,999
• Delta: -13.99%
• 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
3915 Millbrook Way	0.35mi	3/2.0	1,049 (0%)	5mo	$173,999	$166	80
3907 Millbrook Way	0.35mi	3/2.0	1,049 (0%)	6mo	$177,999	$170	79
3911 Millbrook Way	0.35mi	3/2.0	1,033 (-2%)	5mo	$175,999	$170	77
3842 Glade Crk	0.37mi	3/2.0	1,033 (-2%)	4mo	$168,999	$164	76
3802 Glade Crk	0.42mi	3/2.0	1,049 (0%)	7mo	$178,999	$171	74
3734 Rock Mill Dm	0.30mi	3/2.0	1,033 (-2%)	11mo	$172,599	$167	74
3830 Glade Crk	0.38mi	3/2.0	1,033 (-2%)	7mo	$166,999	$162	74
3718 Rock Mill Dm	0.30mi	3/2.0	1,033 (-2%)	12mo	$171,999	$167	73
3806 Glade Crk	0.41mi	3/2.0	1,033 (-2%)	7mo	$168,999	$164	72
3710 Glade Crk	0.53mi	3/2.0	1,033 (-2%)	8mo	$165,999	$161	67
3414 Rock Mill Dm	0.61mi	3/2.0	1,033 (-2%)	11mo	$161,999	$157	60
3406 Rock Mill Dm	0.61mi	3/2.0	1,033 (-2%)	11mo	$213,999	$207	60

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: -23.9%
• Equity multiple: 0.20×
• Total profit: $-46,612
• Equity at exit: $31,204

10-year hold

• IRR: -30.4%
• Equity multiple: -0.19×
• Total profit: $-69,525
• Equity at exit: $18,094

Cash invested: $58,598 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,097
• Tax est. 1.5%: −$262 /mo · $3,139/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-123

Break-even live

Break-even rent $1,831

Max offer price $191,520

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-50	+0% $-123	+5% $-195	+10% $-267
Rent	-10% $-255	-5% $-189	+0% $-123	+5% $-57	+10% $10
Rate	-1.0pp $-17	-0.5pp $-69	base $-123	+0.5pp $-177	+1.0pp $-232

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: $52,319
• Closing costs: $6,278
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3919 Gristmill Way San Antonio, TX	3.0	2.0	1469	$1,545	$1.05	24d	1	0.15mi
3833 Millbrook Way San Antonio, TX	3.0	2.0	1235	$1,497	$1.21	22d	1	0.39mi
3704 Millbrook Way San Antonio, TX	2.0	2.5	1013	$1,800	$1.78	44d	1	0.52mi
3650 Millbrook Way San Antonio, TX	3.0	2.0	1129	$1,497	$1.33	24d	1	0.56mi
3651 Millbrook Way San Antonio, TX	4.0	2.0	1500	$1,500	$1.00	24d	1	0.57mi
14360 W Grosenbacher Rd San Antonio, TX	1.0–3.0	1.0–2.0	973	$1,994	$2.05	2d	20	0.62mi
3614 Millbrook Way San Antonio, TX	3.0	2.0	1300	$1,548	$1.19	15d	1	0.63mi
5022 Flight Sail San Antonio, TX	3.0	2.0	1300	$1,700	$1.31	24d	1	1.02mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	2d	48	1.36mi

Listing history 20 events

1. 2026-06-18
   days on market $179,999 Active 686 DOM
2. 2026-06-17
   pricedays on market $179,999 Active 685 DOM
3. 2026-06-16
   days on market $182,999 Active 684 DOM
4. 2026-06-15
   days on market $182,999 Active 683 DOM
5. 2026-06-13
   days on market $182,999 Active 681 DOM
6. 2026-06-09
   days on market $182,999 Active 677 DOM
7. 2026-06-08
   days on market $182,999 Active 676 DOM
8. 2026-06-07
   days on market $182,999 Active 675 DOM
9. 2026-06-04
   days on market $182,999 Active 672 DOM
10. 2026-06-03
    days on market $182,999 Active 671 DOM
11. 2026-06-02
    days on market $182,999 Active 670 DOM
12. 2026-06-02
    days on market $182,999 Active 669 DOM
13. 2026-05-31
    days on market $182,999 Active 668 DOM
14. 2025-09-22
    price $182,999 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

15. 2025-09-14
    price $180,999 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

16. 2025-07-28
    price $185,999 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

17. 2025-07-17
    price $199,999 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

18. 2025-02-08
    status Active 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

19. 2025-02-07
    historical 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

20. 2024-07-31
    listed $212,999 Active 357-char remark

    Show marketing remark (357 chars)

    This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

ⓘ 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: $20,105
• − Mortgage interest: −$11,723
• − Property taxes: −$3,139
• − Insurance: −$1,046
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$6,088
• Taxable loss: −$5,109
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $-247/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 95/100 None rehab

This modern single-level home is in excellent condition with a fresh, inviting interior and well-maintained exterior. It offers a good investment opportunity with minimal needed improvements.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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: 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-14.1% since first listed

7 events — show timeline

• 2025-09-22 Price Changed $182,999 Zillow
• 2025-09-14 Price Changed $180,999 Zillow
• 2025-07-28 Price Changed $185,999 Zillow
• 2025-07-17 Price Changed $199,999 Zillow
• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2024-07-31 Listed $212,999 Zillow