12011 Luckey Vw · San Antonio, TX 78252

$235,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 197 Days on market

Built 2013 5,270 sqft lot $168/sqft · at area comps Est $246k · at est. $25/mo HOA · 1% of rent

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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).

• ARV discount +9.3/15.0
• Cash flow +8.8/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

Beautifully renovated home in popular Luckey Ranch! This updated 3-bed, 2-bath, 1,404 sq ft property sits on a .11-acre lot and offers a clean, modern feel throughout. The home features a desirable open floor plan, perfect for entertaining and everyday living. Enjoy brand-new appliances, new flooring throughout, and upgraded fixtures and hardware that give every room a fresh, stylish look. Major improvements include a professionally repaired foundation with a transferable warranty, providing peace of mind for the next owner. USDA loan approved! With its complete interior renovation and move-in-ready condition, this home is truly a standout in the neighborhood. Don't miss your chance to own a beautifully refreshed property in a growing community-this one is ready to move!

Key facts

• Open floor plan
• Renovated home
• New flooring

Tags

• RENOVATED HOME
• OPEN FLOOR PLAN
• BRAND-NEW APPLIANCES
• NEW FLOORING
• UPGRADED FIXTURES
• TRANSFERABLE WARRANTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (28.4% below list).
• Recommended offer: $169k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Lacoste El (math 38% / reading 42%, grade F, #1,514 of 4,322 statewide, top 36%, 744 students, 69% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL).
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $-4 appreciation (-0.0% 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 197 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,004 (28.4% 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 197 days. Have you received any prior offers? Is the seller open to a 28% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $245,597
• List price: $235,900
• Delta: -3.95%
• 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
6935 Luckey	0.37mi	3/2.0	1,404 (0%)	3mo	$239,990	$171	80
6512 Sabinal	0.23mi	3/2.0	1,477 (+5%)	1mo	$210,000	$142	80
12318 Carlson Vly	0.39mi	3/2.5	1,417 (+1%)	3mo	$224,000	$158	76
5919 Cooper Cash	0.40mi	3/2.5	1,356 (-3%)	3mo	$255,900	$189	72
6507 Chevler	0.42mi	3/2.5	1,477 (+5%)	0mo	$214,900	$145	69
12255 Stratsburg	0.66mi	3/2.0	1,404 (0%)	3mo	$217,999	$155	67
12323 Commander Dr	0.40mi	3/2.5	1,290 (-8%)	1mo	$205,000	$159	65
11423 Luckey Ledge	0.34mi	3/2.0	1,562 (+11%)	1mo	$224,000	$143	64
12355 Mahoney Ml	0.47mi	3/2.5	1,290 (-8%)	0mo	$197,000	$153	62
7318 Calypso Cyn	0.72mi	3/2.0	1,516 (+8%)	3mo	$280,000	$185	50
11620 Claudette	0.73mi	3/2.5	1,300 (-7%)	2mo	$197,899	$152	50
12254 Stratsburg	0.68mi	3/2.0	1,562 (+11%)	1mo	$218,000	$140	48

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.63×
• Total profit: $-24,192
• Equity at exit: $68,477

10-year hold

• IRR: -3.8%
• Equity multiple: 0.62×
• Total profit: $-25,247
• Equity at exit: $82,296

Cash invested: $66,052 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$1,237
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$98
• HOA: −$25
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-193

Break-even live

Break-even rent $1,934

Max offer price $201,837

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-126	+0% $-193	+5% $-260	+10% $-326
Rent	-10% $-326	-5% $-260	+0% $-193	+5% $-126	+10% $-59
Rate	-1.0pp $-74	-0.5pp $-133	base $-193	+0.5pp $-254	+1.0pp $-316

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6525 Underwood Way San Antonio, TX	3.0	2.5	1525	$1,649	$1.08	25d	1	0.11mi
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	25d	1	0.12mi
12118 Luckey Vw San Antonio, TX	3.0	2.0	1404	$1,545	$1.10	45d	1	0.13mi
12119 Luckey Vw San Antonio, TX	3.0	2.5	1652	$1,595	$0.97	3d	1	0.15mi
11803 Luckey Vis San Antonio, TX	3.0	2.5	1778	$1,711	$0.96	0d	1	0.16mi
6519 Luckey Sq San Antonio, TX	3.0	2.0	1404	$1,550	$1.10	6d	1	0.16mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	45d	1	0.27mi
6528 Dodger Vly San Antonio, TX	4.0	2.0	1822	$1,800	$0.99	45d	1	0.32mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	45d	1	0.35mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	25d	1	0.38mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	23d	1	0.38mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	5d	1	0.38mi
11737 Davalos Ln San Antonio, TX	3.0	2.0	1514	$1,625	$1.07	45d	1	0.38mi
11737 Davalos Ln San Antonio, TX	3.0	2.0	1514	$1,625	$1.07	0d	1	0.38mi
6550 Fledgely Way San Antonio, TX	3.0	2.0	1562	$1,700	$1.09	45d	1	0.38mi
11753 Alcoser Ct San Antonio, TX	4.0	2.0	1792	$1,589	$0.89	23d	1	0.39mi
11742 Davalos Ln San Antonio, TX	3.0	2.0	1525	$1,600	$1.05	45d	1	0.39mi
12014 Latour Vly San Antonio, TX	3.0	2.5	1428	$1,469	$1.03	5d	1	0.40mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	45d	1	0.41mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	0d	1	0.42mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	45d	1	0.43mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	0d	21	0.47mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,650	$1.71	0d	1	0.48mi
11803 Claudette St San Antonio, TX	3.0	2.5	1420	$1,595	$1.12	45d	1	0.61mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	25d	1	0.63mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	0d	1	0.63mi
7318 Sharma Vly San Antonio, TX	3.0	2.5	1428	$1,395	$0.98	25d	1	0.67mi
12324 Claiborne San Antonio, TX	3.0	2.0	1404	$1,445	$1.03	45d	1	0.68mi
7318 Anchor Cyn San Antonio, TX	3.0	2.0	1525	$1,495	$0.98	16d	1	0.68mi
12118 Stratsburg San Antonio, TX	3.0	2.0	1597	$1,750	$1.10	45d	1	0.68mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	25d	1	0.71mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	45d	1	0.71mi
7318 Calypso Cyn San Antonio, TX	3.0	2.0	1516	$1,575	$1.04	45d	1	0.72mi
12251 Siragusa San Antonio, TX	4.0	2.0	1822	$2,050	$1.13	4d	1	0.73mi
7322 Bowdre San Antonio, TX	3.0	2.5	1381	$1,600	$1.16	45d	1	0.73mi
11922 Lake Parker San Antonio, TX	3.0	2.5	1428	$3,500	$2.45	0d	1	0.74mi
7551 Bowdre San Antonio, TX	3.0	2.5	1209	$1,650	$1.36	25d	1	0.87mi
6175 Texas Cyn San Antonio, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	25d	1	0.88mi
11934 Luckey Villa San Antonio, TX	2.0	2.0	996	$1,500	$1.51	22d	1	0.91mi
5607 Forest Cyn San Antonio, TX	3.0	2.0	1097	$1,480	$1.35	45d	1	0.94mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-06-21
   days on market $235,900 Active 197 DOM
2. 2026-06-18
   days on market $235,900 Active 194 DOM
3. 2026-06-17
   days on market $235,900 Active 193 DOM
4. 2026-06-16
   days on market $235,900 Active 192 DOM
5. 2026-06-16
   status $235,900 Active 191 DOM
6. 2026-06-15
   days on market $235,900 Price Change 191 DOM
7. 2026-06-13
   days on market $235,900 Price Change 189 DOM
8. 2026-06-09
   days on market $235,900 Price Change 185 DOM
9. 2026-06-08
   days on market $235,900 Price Change 184 DOM
10. 2026-06-07
    pricestatusdays on market $235,900 Price Change 183 DOM
11. 2026-06-04
    days on market $238,000 Active 180 DOM
12. 2026-06-03
    days on market $238,000 Active 179 DOM
13. 2026-06-02
    days on market $238,000 Active 178 DOM
14. 2026-06-02
    days on market $238,000 Active 177 DOM
15. 2026-05-31
    days on market $238,000 Active 176 DOM
16. 2026-05-13
    price $238,000 784-char remark

    Show marketing remark (784 chars)

    Beautifully renovated home in popular Luckey Ranch! This updated 3-bed, 2-bath, 1,404 sq ft property sits on a .11-acre lot and offers a clean, modern feel throughout. The home features a desirable open floor plan, perfect for entertaining and everyday living. Enjoy brand-new appliances, new flooring throughout, and upgraded fixtures and hardware that give every room a fresh, stylish look. Major improvements include a professionally repaired foundation with a transferable warranty, providing peace of mind for the next owner. USDA loan approved! With its complete interior renovation and move-in-ready condition, this home is truly a standout in the neighborhood. Don't miss your chance to own a beautifully refreshed property in a growing community-this one is ready to move!

17. 2026-03-04
    price $239,000 784-char remark

    Show marketing remark (784 chars)

    Beautifully renovated home in popular Luckey Ranch! This updated 3-bed, 2-bath, 1,404 sq ft property sits on a .11-acre lot and offers a clean, modern feel throughout. The home features a desirable open floor plan, perfect for entertaining and everyday living. Enjoy brand-new appliances, new flooring throughout, and upgraded fixtures and hardware that give every room a fresh, stylish look. Major improvements include a professionally repaired foundation with a transferable warranty, providing peace of mind for the next owner. USDA loan approved! With its complete interior renovation and move-in-ready condition, this home is truly a standout in the neighborhood. Don't miss your chance to own a beautifully refreshed property in a growing community-this one is ready to move!

18. 2025-12-06
    listed $242,900 New 784-char remark

    Show marketing remark (784 chars)

    Beautifully renovated home in popular Luckey Ranch! This updated 3-bed, 2-bath, 1,404 sq ft property sits on a .11-acre lot and offers a clean, modern feel throughout. The home features a desirable open floor plan, perfect for entertaining and everyday living. Enjoy brand-new appliances, new flooring throughout, and upgraded fixtures and hardware that give every room a fresh, stylish look. Major improvements include a professionally repaired foundation with a transferable warranty, providing peace of mind for the next owner. USDA loan approved! With its complete interior renovation and move-in-ready condition, this home is truly a standout in the neighborhood. Don't miss your chance to own a beautifully refreshed property in a growing community-this one is ready to move!

19. 2014-02-12
    listed $149,900 New 84-char remark

    Show marketing remark (84 chars)

    This home is shown by appointment only. Please call to schedule a tour of this home.

20. 2014-02-12
    soldstatus Sold 84-char remark

    Show marketing remark (84 chars)

    This home is shown by appointment only. Please call to schedule a tour of this home.

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,011 · $168/mo
• Projected year-2 tax: $4,317 · $360/mo
• Expected delta: +$2,306/yr (+$192/mo · 114.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,280
• − Mortgage interest: −$13,214
• − Property taxes: −$2,011
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − HOA: −$300
• − Depreciation: −$6,863
• Taxable loss: −$6,531
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $-746/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: 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+58.8% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $238,000 LERA
• 2026-03-04 Price Changed $239,000 LERA
• 2025-12-06 Listed $242,900 LERA
• 2014-02-12 Listed $149,900 LERA
• 2014-02-12 Sold (MLS) — LERA

Property tax history

-5.3%/yr

Latest (2025): $2,011 · -57.6% YoY. Source: county tax records.