15016 Azzurro Stone · San Antonio, TX 78112

$184,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition 4,791 sqft lot $131/sqft · 16% above area Est $160k · 16% over $106/mo HOA · 6% of rent ↓ 9% 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 +11.1/30.0
• Condition / age +5.0/5.0
• Appreciation +4.9/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.3/15.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Subdivision: STONE GARDEN
• Financial info: Down payment resource available
• HOA & community: Mandatory HOA; Quarterly HOA fee; Subdivision amenities include a community pool

Exterior

• Parking: 2-car garage
• Utilities: Water: SAWS; Sewer: SAWS; Gas supplier: Centric; Electricity supplier: CPS; Garbage service: Frontier; Water and sewer system services
• Home design: New construction by Lennar; Slab foundation; Composition roof
• Construction: Built new (approximate age: 0)
• Exterior features: Brick, siding, and cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen dimensions: 10 x 10
• Bedrooms: Master bedroom on lower level with full bath; Bedroom 2: 10 x 12; Bedroom 3: 10 x 12; Master bedroom dimensions: 14 x 14
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only and single vanity
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning
• Interior features: Open floor plan with one living area; Breakfast bar; Utility room inside; Laundry room on main level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry/utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-75 ($-896/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (10.4% below list).
• Recommended offer: $166k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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 H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $973 of equity ($1k loan paydown + $-306 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 57 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $165,802 (10.4% 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 57 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $159,577
• List price: $184,999
• Delta: 15.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6630 Fiore Gdn	0.07mi	3/2.0	1,354 (-4%)	1mo	$188,999	$140	90
6844 Marble Rdg	0.21mi	3/2.5	1,360 (-4%)	0mo	$139,999	$103	82
6729 Marble Rdg	0.21mi	3/2.5	1,360 (-4%)	0mo	$140,999	$104	82
6926 Biotite Rdg	0.25mi	3/2.0	1,450 (+3%)	3mo	$135,000	$93	81
15102 Azzurro Stone	0.04mi	3/2.0	1,266 (-10%)	1mo	$177,999	$141	80
6808 Marble Rdg	0.23mi	3/2.5	1,360 (-4%)	1mo	$143,999	$106	80
6832 Marble Rdg	0.22mi	3/2.5	1,360 (-4%)	2mo	$169,999	$125	80
6820 Marble Rdg	0.22mi	3/2.5	1,360 (-4%)	2mo	$146,999	$108	80
14805 Mudstone Pl	0.19mi	4/2.0 (+1)	1,483 (+5%)	1mo	$177,999	$120	77
15106 Azzurro Stone	0.04mi	4/2.0 (+1)	1,575 (+12%)	1mo	$196,999	$125	73
15103 Azzurro Stone	0.29mi	4/2.0 (+1)	1,483 (+5%)	1mo	$177,999	$120	72
14836 Onyx Pl	0.20mi	4/2.0 (+1)	1,600 (+13%)	6mo	$184,999	$116	58

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: -4.8%
• Equity multiple: 0.78×
• Total profit: $-11,508
• Equity at exit: $52,195

10-year hold

• IRR: 1.3%
• Equity multiple: 1.13×
• Total profit: $6,888
• Equity at exit: $61,538

Cash invested: $51,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$106
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-75

Break-even live

Break-even rent $1,753

Max offer price $174,197

Occupancy floor 100%

Sensitivity live

Price	-10% $53	-5% $-11	+0% $-75	+5% $-139	+10% $-202
Rent	-10% $-206	-5% $-140	+0% $-75	+5% $-9	+10% $56
Rate	-1.0pp $19	-0.5pp $-28	base $-75	+0.5pp $-123	+1.0pp $-171

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	11d	1	0.22mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	13d	1	0.24mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	2d	1	0.28mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	15d	1	0.97mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	2d	1	0.97mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	2d	1	1.07mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	2d	1	1.08mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 22 events

1. 2026-06-21
   days on market $184,999 Active 57 DOM
2. 2026-06-18
   days on market $184,999 Active 54 DOM
3. 2026-06-17
   days on market $184,999 Active 53 DOM
4. 2026-06-16
   days on market $184,999 Active 52 DOM
5. 2026-06-15
   days on market $184,999 Active 51 DOM
6. 2026-06-13
   days on market $184,999 Active 49 DOM
7. 2026-06-09
   days on market $184,999 Active 45 DOM
8. 2026-06-08
   days on market $184,999 Active 44 DOM
9. 2026-06-07
   statusdays on market $184,999 Active 43 DOM
10. 2026-06-04
    days on market $184,999 Price Change 40 DOM
11. 2026-06-03
    days on market $184,999 Price Change 39 DOM
12. 2026-06-02
    days on market $184,999 Price Change 38 DOM
13. 2026-06-01
    days on market $184,999 Price Change 37 DOM
14. 2026-05-31
    days on market $184,999 Price Change 36 DOM
15. 2026-05-13
    price $186,999 415-char remark

    Show marketing remark (415 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

16. 2026-05-13
    price $186,999 620-char remark

    Show marketing remark (415 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

17. 2026-05-01
    price $188,999 415-char remark

    Show marketing remark (415 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

18. 2026-04-30
    price $188,999 620-char remark
19. 2026-04-28
    price $193,999 620-char remark
20. 2026-04-26
    price $193,999 415-char remark

    Show marketing remark (415 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

21. 2026-04-25
    listed $203,999 New 620-char remark
22. 2026-04-22
    listed $203,999 Active 415-char remark

    Show marketing remark (415 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

ⓘ 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: $19,896
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − HOA: −$1,272
• − Depreciation: −$5,382
• Taxable loss: −$4,004
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $65/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

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious open floorplan and is move-in ready.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Well-maintained landscaping can increase property value and attract potential buyers.
• Both Interior updates — Updating the interior can improve the home's aesthetic and functionality, attracting more buyers and renters.

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 — Well-maintained landscaping can increase property value and attract potential buyers. ↑
• Both Interior updates — Updating the interior can improve the home's aesthetic and functionality, attracting more buyers and renters. ↑

ⓘ 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

• City population: 1,806,925
• 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

-9.3% since first listed

10 events — show timeline

• 2026-05-26 Price Changed $184,999 LERA
• 2026-05-26 Price Changed $184,999 Zillow
• 2026-05-13 Price Changed $186,999 Zillow
• 2026-05-13 Price Changed $186,999 LERA
• 2026-05-01 Price Changed $188,999 Zillow
• 2026-04-30 Price Changed $188,999 LERA
• 2026-04-28 Price Changed $193,999 LERA
• 2026-04-26 Price Changed $193,999 Zillow
• 2026-04-25 Listed $203,999 LERA
• 2026-04-22 Listed $203,999 Zillow