Plan 1243 Plan · San Antonio, TX 78253

$195,995

3 bd · 2.0 ba · 1,243 sqft · SingleFamily · 303 Days on market

Excellent condition ↓ 10% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

Key facts

• Split-bedroom layout
• Walk-in closet
• Low-e windows

Tags

• WALK-IN CLOSET
• DUAL-SINK VANITY
• GARDEN TUB SHOWER COMBINATION
• LOW-E WINDOWS
• FRONT PORCH
• SPLIT-BEDROOM LAYOUT

🏗️ New construction. The $195,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,362.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/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 $172k (12.1% below list).
• Recommended offer: $172k (12.1% below list) — sets the bar for 1% rule.

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 soft (-1.1%/yr); 727 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $2k of loan paydown is wiped out by about $7k 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 303 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,358 (12.1% 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 303 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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $247,362
• List price: $195,995
• Delta: -20.77%
• 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
7819 Rock Wren Fall	0.14mi	3/2.0	1,242 (-0%)	3mo	$248,861	$200	91
7541 Corral Smt	0.24mi	3/2.0	1,200 (-4%)	1mo	$252,990	$211	82
7529 Corral Smt	0.26mi	3/2.0	1,200 (-4%)	2mo	$248,990	$207	80
14923 Wildcat Basin	0.31mi	3/2.0	1,200 (-4%)	1mo	$249,990	$208	79
7551 Fishbowl Ln	0.13mi	2/2.5 (-1)	1,389 (+12%)	1mo	$209,183	$151	67
14458 Elkhorn Crst	0.51mi	3/2.0	1,200 (-4%)	5mo	$239,990	$200	66
7545 Corral Smt	0.24mi	3/2.0	1,412 (+14%)	2mo	$275,490	$195	65
7532 Corral Smt	0.24mi	3/2.0	1,412 (+14%)	2mo	$273,990	$194	64
7452 Creek Loop	0.24mi	3/2.0	1,402 (+13%)	5mo	$281,990	$201	63
14911 Wildcat Basin	0.31mi	3/2.0	1,412 (+14%)	1mo	$278,990	$198	62
7525 Corral Smt	0.26mi	3/2.0	1,412 (+14%)	4mo	$258,990	$183	62
7503 Bison	0.48mi	3/2.0	1,397 (+12%)	2mo	$244,900	$175	56

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-67,262
• Equity at exit: $36,882

10-year hold

• IRR: -50.6%
• Equity multiple: -0.54×
• Total profit: $-106,512
• Equity at exit: $21,387

Cash invested: $69,261 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 727
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$1,297
• Tax est. 1.5%: −$309 /mo · $3,710/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-348

Break-even live

Break-even rent $2,164

Max offer price $197,030

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-262	+0% $-348	+5% $-433	+10% $-519
Rent	-10% $-484	-5% $-416	+0% $-348	+5% $-280	+10% $-212
Rate	-1.0pp $-223	-0.5pp $-285	base $-348	+0.5pp $-412	+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: $61,840
• Closing costs: $7,421
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15900 La Cantera Pkwy San Antonio, TX	2.0	2.0	1177	$1,542	$1.31	45d	1	0.12mi
7518 Boa Holw San Antonio, TX	3.0	2.0	1412	$1,795	$1.27	25d	1	0.40mi
7535 Guadalupe Peak San Antonio, TX	3.0	2.5	1485	$1,450	$0.98	5d	1	0.41mi
7435 Guadalupe Peak San Antonio, TX	3.0	2.0	1402	$1,769	$1.26	45d	1	0.46mi
14755 Maple Ter San Antonio, TX	3.0	2.5	1484	$1,750	$1.18	17d	1	0.54mi
14374 Palm Rdg San Antonio, TX	3.0	2.0	1405	$1,750	$1.25	25d	1	0.67mi
14367 Gunsight Pass San Antonio, TX	3.0	2.0	1402	$1,689	$1.20	25d	1	0.74mi
14319 Palm Rdg San Antonio, TX	3.0	2.0	1412	$1,769	$1.25	16d	1	0.78mi
14303 Palm Rdg Unit 3294 San Antonio, TX	3.0	2.0	1412	$1,711	$1.21	4d	1	0.81mi
7438 Asp Pt San Antonio, TX	3.0	2.0	1412	$1,749	$1.24	16d	1	0.83mi
14034 Old Farm to Market 471 W San Antonio, TX	1.0–3.0	1.0–2.0	965	$2,006	$2.08	3d	9	1.24mi
7003 Anacua Crk San Antonio, TX	3.0–4.0	2.0–3.0	1902	$1,698	$0.89	4d	8	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $195,995 Active 303 DOM
2. 2026-06-18
   days on market $195,995 Active 300 DOM
3. 2026-06-17
   days on market $195,995 Active 299 DOM
4. 2026-06-16
   days on market $195,995 Active 298 DOM
5. 2026-06-15
   days on market $195,995 Active 297 DOM
6. 2026-06-13
   days on market $195,995 Active 295 DOM
7. 2026-06-09
   days on market $195,995 Active 291 DOM
8. 2026-06-08
   days on market $195,995 Active 290 DOM
9. 2026-06-07
   days on market $195,995 Active 289 DOM
10. 2026-06-04
    days on market $195,995 Active 286 DOM
11. 2026-06-03
    days on market $195,995 Active 285 DOM
12. 2026-06-02
    days on market $195,995 Active 284 DOM
13. 2026-06-02
    days on market $195,995 Active 283 DOM
14. 2026-05-31
    days on market $195,995 Active 282 DOM
15. 2026-05-17
    price $195,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

16. 2026-04-15
    price $205,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

17. 2026-04-10
    price $215,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

18. 2026-04-03
    price $225,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

19. 2026-03-24
    price $231,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

20. 2026-02-27
    price $241,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

21. 2026-02-13
    price $234,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

22. 2025-11-28
    price $216,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

23. 2025-11-19
    price $211,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

24. 2025-10-14
    price $221,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

25. 2025-09-03
    price $219,995 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

26. 2025-08-22
    listed $216,995 Active 500-char remark

    Show marketing remark (500 chars)

    * Walk-in closet at primary bedroom * Polyester textured carpeting * LED lighting * Dual-sink vanity at primary bath * 42-in. garden tub/shower combination at primary bath * Low-E windows * Front porch * Split-bedroom layout * Eat-in kitchen * 5-panel interior doors * Smart thermostat * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $20,683
• − Mortgage interest: −$13,856
• − Property taxes: −$3,710
• − Insurance: −$1,237
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$7,196
• Taxable loss: −$8,626
• Est. tax savings @ 24.0%: +$2,070
• After-tax cash flow: $-2,104/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It has a good roof, exterior, flooring, interior walls, systems, and landscaping. Painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Painting the exterior and interior can enhance the home's curb appeal and interior aesthetics, which can increase both resale and rental value.
• Both Landscaping improvements — Improving the landscaping can enhance the home's curb appeal and increase its value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls — Painting the exterior and interior can enhance the home's curb appeal and interior aesthetics, which can increase both resale and rental value. ↑
• Both Landscaping improvements — Improving the landscaping can enhance the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ 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): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

-9.7% since first listed

12 events — show timeline

• 2026-05-17 Price Changed $195,995 Zillow
• 2026-04-15 Price Changed $205,995 Zillow
• 2026-04-10 Price Changed $215,995 Zillow
• 2026-04-03 Price Changed $225,995 Zillow
• 2026-03-24 Price Changed $231,995 Zillow
• 2026-02-27 Price Changed $241,995 Zillow
• 2026-02-13 Price Changed $234,995 Zillow
• 2025-11-28 Price Changed $216,995 Zillow
• 2025-11-19 Price Changed $211,995 Zillow
• 2025-10-14 Price Changed $221,995 Zillow
• 2025-09-03 Price Changed $219,995 Zillow
• 2025-08-22 Listed $216,995 Zillow