1007 Cholula Rd · San Antonio, TX 78221

$248,000

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 47 Days on market

Built 2026 4,791 sqft lot $131/sqft · 12% below area Est $282k · 12% under $80/mo HOA · 4% 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 +12.9/15.0
• Cash flow +7.6/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.7/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

The Franklin plan is one of our two-story homes featured in Lucero in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms or 4 bedrooms with a loft space, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

Key facts

• Gourmet kitchen
• Walk-in shower
• Grand walk-in closet

Tags

• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• WALK-IN SHOWER
• GRAND WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.4% below list).
• Recommended offer: $190k (23.4% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 80% 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 $190,022 (23.4% 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 47 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 10.9

CMA / ARV

• ARV (median comp): $281,956
• List price: $248,000
• Delta: -12.04%
• 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
1010 Catalonia Pass	0.02mi	5/2.5	1,892 (0%)	0mo	$245,050	$130	99
1007 Catalonia Pass	0.06mi	5/2.5	1,892 (0%)	2mo	$284,050	$150	96
1006 Calle Altea Rd	0.08mi	5/2.5	1,892 (0%)	3mo	$238,050	$126	94
1011 Calle Altea Rd	0.11mi	5/2.5	1,892 (0%)	3mo	$284,550	$150	92
1002 Catalonia Pass	0.03mi	5/2.5	1,971 (+4%)	2mo	$251,020	$127	91
9884 Chavaneaux Lndg	0.45mi	4/2.5 (-1)	1,900 (+0%)	5mo	$297,046	$156	70
14427 Brooke Path	0.41mi	4/3.0 (-1)	1,802 (-5%)	0mo	$242,999	$135	66
9915 Chavaneaux Lndg	0.45mi	4/2.5 (-1)	1,802 (-5%)	1mo	$299,990	$166	65
9903 Chavaneaux Lndg	0.46mi	4/2.5 (-1)	1,802 (-5%)	2mo	$299,990	$166	64
9860 Chavaneaux Lndg	0.49mi	4/2.5 (-1)	1,802 (-5%)	5mo	$299,570	$166	60
14435 Brooke Path	0.41mi	4/3.0 (-1)	1,657 (-12%)	2mo	$232,999	$141	52
14431 Brooke Path	0.41mi	4/3.5 (-1)	2,149 (+14%)	2mo	$267,999	$125	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-6,771
• Equity at exit: $98,200

10-year hold

• IRR: 1.3%
• Equity multiple: 1.17×
• Total profit: $11,827
• Equity at exit: $141,703

Cash invested: $69,440 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,301
• Tax est. 1.5%: −$310 /mo · $3,720/yr
• Insurance: −$103
• HOA: −$80
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-293

Break-even live

Break-even rent $2,271

Max offer price $205,646

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-207	+0% $-293	+5% $-378	+10% $-464
Rent	-10% $-443	-5% $-368	+0% $-293	+5% $-218	+10% $-143
Rate	-1.0pp $-168	-0.5pp $-230	base $-293	+0.5pp $-357	+1.0pp $-422

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	25d	1	0.49mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	0.73mi
710 Titleist Cv San Antonio, TX	4.0	2.5	1950	$1,680	$0.86	45d	1	1.15mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	22d	1	1.31mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,845	$1.81	0d	150	1.31mi
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	45d	1	1.32mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	1.35mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	0d	1	1.36mi
742 Haas Way San Antonio, TX	4.0	2.0	1699	$2,100	$1.24	19d	1	1.36mi
922 Manero Pass San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	25d	1	1.41mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	1.43mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: security

Listing history 4 events

1. 2026-05-05
   price $248,000 1272-char remark

   Show marketing remark (1367 chars)

   The Franklin plan is one of our two-story homes featured in Lucero in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms or 4 bedrooms with a loft space, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Lucero by clicking the text with us button or the request information button.

2. 2026-05-05
   price $248,000 1367-char remark

   Show marketing remark (1367 chars)

   The Franklin plan is one of our two-story homes featured in Lucero in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms or 4 bedrooms with a loft space, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Lucero by clicking the text with us button or the request information button.

3. 2026-04-22
   listed $244,500 Active 1367-char remark

   Show marketing remark (1367 chars)

   The Franklin plan is one of our two-story homes featured in Lucero in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms or 4 bedrooms with a loft space, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Contact us today and find your home in Lucero by clicking the text with us button or the request information button.

4. 2026-04-09
   listed $244,500 New 1272-char remark

   Show marketing remark (1272 chars)

   The Franklin plan is one of our two-story homes featured in Lucero in San Antonio, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms or 4 bedrooms with a loft space, 2.5 baths, 2 car-garage and 1891 square feet of comfortable living. Step inside The Franklin to find an elongated foyer opening to an open concept living room, kitchen, and dining area. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the front of the home on the second story and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet and plenty of storage space. The second story includes all secondary bedrooms, and two full bathrooms. You'll have carpeted floors in every bedroom and sheet vinyl flooring in your bathrooms and utility room. Additional features include sheet vinyl flooring in entry, living room, and all wet areas, quartz counter tops in all bathrooms and HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,803
• − Mortgage interest: −$13,892
• − Property taxes: −$3,720
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$960
• − Depreciation: −$7,215
• Taxable loss: −$7,872
• Est. tax savings @ 24.0%: +$1,889
• After-tax cash flow: $-1,623/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: 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% 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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

+1.4% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $248,000 LERA
• 2026-05-05 Price Changed $248,000 Zillow
• 2026-04-22 Listed $244,500 Zillow
• 2026-04-09 Listed $244,500 LERA