8641 Willow Xing · San Antonio, TX 78223

$185,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 51 Days on market

Built 2026 Good condition 4,791 sqft lot $125/sqft · 52% below area $100/mo HOA · 5% of rent ↓ 3% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hoffman- This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $180k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 40 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 45% of the median local income ($52k/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 51 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,419 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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?
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: 1.04% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.0

CMA / ARV

• ARV (median comp): $389,681
• List price: $185,999
• Delta: -52.27%
• 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
823 N Palmetto	0.33mi	3/2.0 (-1)	1,462 (-1%)	1mo	$265,000	$181	76
502 Sherman	0.17mi	3/3.0 (-1)	1,531 (+3%)	2mo	$350,000	$229	75
915 Saint James	0.41mi	3/2.0 (-1)	1,491 (+0%)	2mo	$311,500	$209	73
8543 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	3mo	$205,999	$122	72
8523 Willow Xing	0.00mi	4/2.5	1,692 (+14%)	3mo	$195,999	$116	72
1618 Olive Ibis	0.44mi	4/2.0	1,572 (+6%)	1mo	$250,950	$160	69
1621 Olive Ibis	0.45mi	3/2.0 (-1)	1,434 (-3%)	4mo	$242,950	$169	65
1323 Nolan	0.53mi	3/2.0 (-1)	1,550 (+4%)	2mo	$349,000	$225	61
403 N Palmetto	0.71mi	3/2.0 (-1)	1,443 (-3%)	2mo	$375,000	$260	55
1502 Nolan St	0.61mi	3/2.0 (-1)	1,625 (+10%)	1mo	$345,000	$212	50
1629 Olive Ibis	0.46mi	3/2.0 (-1)	1,280 (-14%)	4mo	$229,950	$180	47
1669 Olive Ibis	0.47mi	3/2.0 (-1)	1,280 (-14%)	4mo	$229,950	$180	47

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-26,606
• Equity at exit: $27,733

10-year hold

• IRR: -12.6%
• Equity multiple: 0.37×
• Total profit: $-32,977
• Equity at exit: $16,082

Cash invested: $52,080 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,790/yr
• Insurance: −$77
• HOA: −$100
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $143

Break-even live

Break-even rent $1,754

Max offer price $185,999

Occupancy floor 88%

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: $46,500
• Closing costs: $5,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	43d	1	0.22mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	23d	1	0.31mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	43d	1	0.40mi
1116 Muncey St Unit 1 San Antonio, TX	3.0	2.0	896	$1,600	$1.79	43d	1	0.42mi
1116 Muncey St Unit 2 San Antonio, TX	3.0	2.0	896	$1,500	$1.67	16d	1	0.42mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	43d	1	0.43mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	23d	1	0.43mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$1,930	$1.35	23d	1	0.50mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$2,215	$1.55	43d	1	0.50mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	10d	1	0.55mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	23d	1	0.57mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	23d	1	0.58mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	43d	1	0.58mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	43d	1	0.63mi
431 N Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	14d	1	0.65mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	43d	1	0.69mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	21d	1	0.70mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	23d	1	0.71mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	21d	1	0.71mi
122 Roy Smith St San Antonio, TX	3.0	1.0–3.0	996	$3,299	$3.31	2d	18	0.81mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.83mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	23d	1	0.84mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	43d	1	0.92mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	23d	1	0.93mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	21d	1	0.93mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	23d	1	0.97mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	19d	1	0.98mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	23d	1	1.03mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	14d	1	1.03mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	23d	1	1.04mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	23d	1	1.04mi
1136 E Euclid Ave San Antonio, TX	3.0	2.5	1635	$3,200	$1.96	4d	1	1.06mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	19d	1	1.07mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	10d	1	1.08mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	23d	1	1.08mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	2d	1	1.11mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	43d	1	1.12mi
210 W Josephine St San Antonio, TX	3.0	1.0–2.0	912	$3,400	$3.73	1d	27	1.14mi
1817 N Saint Marys St #502 San Antonio, TX	3.0	2.5	1598	$2,750	$1.72	43d	1	1.17mi
1817 N Saint Marys St #102 San Antonio, TX	3.0	2.5	1865	$2,850	$1.53	43d	1	1.17mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 4 events

1. 2026-05-31
   status $185,999 Pending 51 DOM
2. 2026-05-13
   price $210,999 604-char remark

   Show marketing remark (604 chars)

   The Hoffman- This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

3. 2026-04-18
   price $212,999 604-char remark

   Show marketing remark (604 chars)

   The Hoffman- This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-04-09
   listed $216,999 New 604-char remark

   Show marketing remark (604 chars)

   The Hoffman- This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. 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: $23,218
• − Mortgage interest: −$10,419
• − Property taxes: −$2,790
• − Insurance: −$930
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$1,200
• − Depreciation: −$5,411
• Taxable loss: −$1,247
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $2,016/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 · 12 photos

Good 80/100 None rehab

This single-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is move-in ready with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-2.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $210,999 LERA
• 2026-04-18 Price Changed $212,999 LERA
• 2026-04-09 Listed $216,999 LERA