RC Monaco II Plan · San Antonio, TX 78222

$204,900

3 bd · 2.0 ba · 1,125 sqft · SingleFamily · 421 Days on market

Excellent condition

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design combines comfort with modern living. At the heart of the home is a cohesive layout shared between the welcoming living room, multifunctional kitchen and intimate dining area with seamless patio access, perfect for indoor-outdoor activities. At the opposite side of the layout are all three bedrooms to maximize privacy, including the owner's suite with a full bathroom and walk-in closet.

Key facts

• Cohesive layout
• Full bathroom
• Single-story design

Tags

• SINGLE-STORY DESIGN
• COHESIVE LAYOUT
• MULTIFUNCTIONAL KITCHEN
• SEAMLESS PATIO ACCESS
• OWNER'S SUITE
• FULL BATHROOM

🏗️ New construction. The $204,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $215,105.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $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 421 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 421 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.04% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

• ARV (median comp): $215,105
• List price: $204,900
• Delta: -4.74%
• 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
5727 Coopers Xing	0.11mi	3/2.0	1,127 (+0%)	8mo	$169,000	$150	88
8719 Caracara Crst	0.09mi	3/2.0	1,125 (0%)	12mo	$179,256	$159	86
8855 Osprey Trl	0.13mi	3/2.0	1,266 (+12%)	2mo	$184,999	$146	71
8814 Osprey Trl	0.14mi	3/2.0	1,266 (+12%)	3mo	$194,999	$154	70
8826 Osprey Trl	0.16mi	3/2.0	1,266 (+12%)	3mo	$178,999	$141	69
8838 Osprey Trl	0.19mi	3/2.0	1,266 (+12%)	2mo	$188,999	$149	69
8858 Osprey Trl	0.22mi	3/2.0	1,266 (+12%)	1mo	$184,999	$146	68
8938 Caracara Crst	0.10mi	3/2.0	1,266 (+12%)	8mo	$192,999	$152	68
8910 Caracara Crst	0.10mi	3/2.0	1,266 (+12%)	8mo	$195,999	$155	68
8823 Osprey Trl	0.15mi	3/2.0	1,266 (+12%)	6mo	$215,999	$171	67
8803 Osprey Trl	0.13mi	3/2.0	1,266 (+12%)	7mo	$185,999	$147	67
8806 Caracara Crst	0.10mi	3/2.0	1,266 (+12%)	9mo	$199,999	$158	67

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-14,159
• Equity at exit: $32,073

10-year hold

• IRR: 5.0%
• Equity multiple: 1.39×
• Total profit: $23,416
• Equity at exit: $18,598

Cash invested: $60,229 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,128
• Tax est. 1.5%: −$269 /mo · $3,227/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $276

Break-even live

Break-even rent $1,882

Max offer price $215,105

Occupancy floor 83%

Sensitivity live

Price	-10% $425	-5% $351	+0% $276	+5% $202	+10% $128
Rent	-10% $100	-5% $188	+0% $276	+5% $364	+10% $452
Rate	-1.0pp $385	-0.5pp $331	base $276	+0.5pp $220	+1.0pp $164

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: $53,776
• Closing costs: $6,453
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	22d	1	0.13mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	24d	1	1.42mi
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	44d	1	1.45mi
7246 Meadow Acres San Antonio, TX	3.0	2.0	1450	$1,470	$1.01	24d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $204,900 Active 421 DOM
2. 2026-06-17
   days on market $204,900 Active 420 DOM
3. 2026-06-16
   days on market $204,900 Active 419 DOM
4. 2026-06-15
   days on market $204,900 Active 418 DOM
5. 2026-06-13
   days on market $204,900 Active 416 DOM
6. 2026-06-09
   days on market $204,900 Active 412 DOM
7. 2026-06-08
   days on market $204,900 Active 411 DOM
8. 2026-06-07
   days on market $204,900 Active 410 DOM
9. 2026-06-04
   days on market $204,900 Active 407 DOM
10. 2026-06-03
    days on market $204,900 Active 406 DOM
11. 2026-06-02
    days on market $204,900 Active 405 DOM
12. 2026-06-01
    days on market $204,900 Active 404 DOM
13. 2026-05-31
    days on market $204,900 Active 403 DOM
14. 2025-04-24
    listed $204,900 Active 417-char remark

    Show marketing remark (417 chars)

    This new single-story design combines comfort with modern living. At the heart of the home is a cohesive layout shared between the welcoming living room, multifunctional kitchen and intimate dining area with seamless patio access, perfect for indoor-outdoor activities. At the opposite side of the layout are all three bedrooms to maximize privacy, including the owner's suite with a full bathroom and walk-in closet.

ⓘ 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: $26,776
• − Mortgage interest: −$12,049
• − Property taxes: −$3,227
• − Insurance: −$1,076
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$6,258
• Taxable loss: −$117
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,343/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 · 1 photo

Excellent 100/100 None rehab

This single-story home presents as move-in-ready with excellent exterior and landscaping. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Interior updates (paint, flooring, etc.) — These updates can significantly boost the home's value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Interior updates (paint, flooring, etc.) — These updates can significantly boost the home's value for both resale and rental purposes. ↑

ⓘ 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

• 2025-04-24 Listed $204,900 Zillow