6828 Marble Rdg · San Antonio, TX 78112

$169,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 191 Days on market

Built 2025 Excellent condition 4,791 sqft lot $111/sqft · at area comps Est $178k · at est. $106/mo HOA · 6% of rent ↓ 2% since listing

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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 +14.7/30.0
• ARV discount +9.6/15.0
• 1% rule +4.9/10.0
• Appreciation +4.9/10.0
• Condition / age +4.8/5.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $45 ($534/yr) — positive.
• 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 (1.3% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: 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.
• Zoned schools: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $894 of equity ($1k loan paydown + $-281 appreciation (-0.2% 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 191 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.12%
• DSCR: 1.05
• GRM: 8.4

CMA / ARV

• ARV (median comp): $178,349
• List price: $169,999
• Delta: -4.68%
• 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
15103 Azzurro Stone	0.08mi	4/2.0	1,483 (-3%)	1mo	$177,999	$120	88
14805 Mudstone Pl	0.16mi	4/2.0	1,483 (-3%)	1mo	$177,999	$120	84
15106 Azzurro Stone	0.25mi	4/2.0	1,575 (+3%)	1mo	$196,999	$125	81
15111 Azzurro Stone	0.08mi	4/2.0	1,692 (+10%)	1mo	$195,999	$116	77
15027 Azzurro Stone	0.08mi	4/2.0	1,692 (+10%)	2mo	$180,999	$107	76
6844 Marble Rdg	0.02mi	3/2.5 (-1)	1,360 (-11%)	0mo	$139,999	$103	75
6832 Marble Rdg	0.00mi	3/2.5 (-1)	1,360 (-11%)	2mo	$169,999	$125	74
6820 Marble Rdg	0.01mi	3/2.5 (-1)	1,360 (-11%)	2mo	$146,999	$108	74
6808 Marble Rdg	0.02mi	3/2.5 (-1)	1,360 (-11%)	1mo	$143,999	$106	74
6729 Marble Rdg	0.07mi	3/2.5 (-1)	1,360 (-11%)	0mo	$140,999	$104	72
14809 Granite Gdn	0.29mi	3/2.0 (-1)	1,650 (+8%)	1mo	$221,999	$135	66
6630 Fiore Gdn	0.25mi	3/2.0 (-1)	1,354 (-12%)	1mo	$188,999	$140	61

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.93×
• Total profit: $-3,364
• Equity at exit: $47,963

10-year hold

• IRR: 4.3%
• Equity multiple: 1.46×
• Total profit: $21,916
• Equity at exit: $56,548

Cash invested: $47,600 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$106
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $45

Break-even live

Break-even rent $1,621

Max offer price $169,999

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $103	+0% $45	+5% $-14	+10% $-73
Rent	-10% $-88	-5% $-22	+0% $45	+5% $111	+10% $177
Rate	-1.0pp $130	-0.5pp $88	base $45	+0.5pp $0	+1.0pp $-44

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	14d	1	0.22mi
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,750	$0.90	6d	1	0.26mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	0d	1	0.26mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	12d	1	0.30mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	0d	1	0.89mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	16d	1	0.89mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	0d	1	1.00mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	0d	1	1.04mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 23 events

1. 2026-06-21
   days on market $169,999 Active 191 DOM
2. 2026-06-18
   days on market $169,999 Active 188 DOM
3. 2026-06-17
   days on market $169,999 Active 187 DOM
4. 2026-06-16
   days on market $169,999 Active 186 DOM
5. 2026-06-15
   days on market $169,999 Active 185 DOM
6. 2026-06-13
   statusdays on market $169,999 Active 183 DOM
7. 2026-06-09
   days on market $169,999 Price Change 179 DOM
8. 2026-06-08
   days on market $169,999 Price Change 178 DOM
9. 2026-06-07
   days on market $169,999 Price Change 177 DOM
10. 2026-06-04
    days on market $169,999 Price Change 174 DOM
11. 2026-06-03
    days on market $169,999 Price Change 173 DOM
12. 2026-06-02
    days on market $169,999 Price Change 172 DOM
13. 2026-06-02
    pricestatus $169,999 Price Change 171 DOM
14. 2026-06-01
    days on market $171,999 Active 171 DOM
15. 2026-05-31
    statusdays on market $171,999 Active 170 DOM
16. 2026-05-15
    price $172,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2026-05-09
    price $174,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2026-05-07
    price $175,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

19. 2026-04-30
    price $176,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

20. 2026-02-27
    price $178,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2026-02-04
    price $177,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2026-02-03
    price $176,999 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

23. 2025-12-12
    listed $175,999 New 505-char remark

    Show marketing remark (505 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $20,132
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$1,272
• − Depreciation: −$4,945
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $1,069/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 · 6 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with no visible repairs or maintenance needed. It offers a modern open floor plan and is move-in ready, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive to potential buyers and renters.
• Both Upgrading the kitchen appliances — Upgrading appliances can increase both resale and rental value by making the kitchen more modern and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the flooring to a more modern style — Modern flooring can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more attractive to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading appliances can increase both resale and rental value by making the kitchen more modern and functional. ↑

ⓘ 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

• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• 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

Price history

-1.7% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $172,999 LERA
• 2026-05-09 Price Changed $174,999 LERA
• 2026-05-07 Price Changed $175,999 LERA
• 2026-04-30 Price Changed $176,999 LERA
• 2026-02-27 Price Changed $178,999 LERA
• 2026-02-04 Price Changed $177,999 LERA
• 2026-02-03 Price Changed $176,999 LERA
• 2025-12-12 Listed $175,999 LERA