Columbus Plan · San Antonio, TX 78056

$364,990

4 bd · 2.5 ba · 2,819 sqft · SingleFamily · 20 Days on market

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Columbus is a 2-story home that boasts 2,848 square feet, and features 4-5 bedrooms, 2-3 bathrooms, and a 2- to 3-car garage.

Key facts

• 2 garage spots
• Listed 19 days

Property features AI

Finance

• Other: Address: 170 Stabler Sq, San Antonio TX 78056; Status: Active; Last updated: 2026-06-01
• Financial info: List price $364,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: New construction (Plan: Columbus); Single-family residence
• Exterior features: Living area approximately 2819 (per plan)

Interior

• Kitchen: Standard kitchen included (details on plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open plan living areas (plan: Columbus)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (22.5% below list).
• Recommended offer: $283k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% 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) — zoned schools at 53% FRL track the district average.
• Market conditions: 140 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($3k loan paydown + $150 appreciation (0.0% local appreciation)).
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,007 (22.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.37%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.72×
• Total profit: $-28,185
• Equity at exit: $106,731

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $805
• Equity at exit: $128,894

Cash invested: $102,197 (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 78056

• Home prices YoY: 0.0%
• Active inventory: 140
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,830 medium
• Mortgage (P&I): −$1,914
• Tax est. 1.5%: −$456 /mo · $5,475/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-287

Break-even live

Break-even rent $3,193

Max offer price $323,517

Occupancy floor —

Sensitivity live

Price	-10% $-34	-5% $-160	+0% $-287	+5% $-413	+10% $-539
Rent	-10% $-510	-5% $-398	+0% $-287	+5% $-175	+10% $-63
Rate	-1.0pp $-103	-0.5pp $-194	base $-287	+0.5pp $-381	+1.0pp $-477

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: $91,248
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-22
   days on market $364,990 Active 20 DOM
2. 2026-06-21
   days on market $364,990 Active 19 DOM
3. 2026-06-18
   days on market $364,990 Active 16 DOM
4. 2026-06-17
   days on market $364,990 Active 15 DOM
5. 2026-06-16
   days on market $364,990 Active 14 DOM
6. 2026-06-15
   days on market $364,990 Active 13 DOM
7. 2026-06-13
   days on market $364,990 Active 11 DOM
8. 2026-06-09
   days on market $364,990 Active 8 DOM
9. 2026-06-08
   days on market $364,990 Active 7 DOM
10. 2026-06-07
    days on market $364,990 Active 6 DOM
11. 2026-06-04
    days on market $364,990 Active 3 DOM
12. 2026-06-03
    days on market $364,990 Active 2 DOM
13. 2026-06-02
    remarks 129-char remark
14. 2026-06-02
    listed $364,990 Active 1 DOM

ⓘ 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: $33,961
• − Mortgage interest: −$20,445
• − Property taxes: −$5,475
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,717
• − Management: −$2,717
• − Depreciation: −$10,618
• Taxable loss: −$9,836
• Est. tax savings @ 24.0%: +$2,361
• After-tax cash flow: $-1,079/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

• City population: 1,806,925
• Population (ZIP): 2,431

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 13% Lithuanian 7% Scottish 6%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 219.5947
• Rent YoY: —
• Metro: —
• 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