6823 Marble Rdg · San Antonio, TX 78112

$156,999

3 bd · 2.5 ba · 1,189 sqft · SingleFamily · 21 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $147k · 6% over $106/mo HOA · 7% 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).

• Cash flow +16.5/30.0
• 1% rule +5.3/10.0
• DSCR +5.1/10.0
• Condition / age +5.0/5.0
• Appreciation +4.9/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks

The Baja - This new two-story home features a modern, open-concept design that maximizes the footprint of the interior. The U-shaped kitchen overlooks a family room ideal for entertainment and relaxation, with a rear door connecting to the backyard. Two upper-level bedrooms provide restful accommodations, while at the opposite end of the hallway is the private owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only. Estimated Completion September 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative

Key facts

• Backyard access
• Open concept design
• U shaped kitchen

Tags

• U SHAPED KITCHEN
• OPEN CONCEPT DESIGN
• PRIVATE OWNER'S SUITE
• WALK IN CLOSET
• BACKYARD ACCESS

Property features AI

Finance

• Other: Subdivision: STONE GARDEN
• HOA & community: Mandatory HOA; Quarterly HOA fee of $319.50; Association transfer fee $450; Community amenities include pool and clubhouse

Exterior

• Parking: 1-car garage
• Utilities: Water system (SAWS); Sewer system (SAWS); Gas supplied by Centric; Electricity supplied by CPS; Garbage service by Frontier
• Home design: New construction by Lennar; Entry level and number of stories not specified
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Cement fiber exterior; Pool (community); Clubhouse (community)

Interior

• Kitchen: Kitchen (14 x 10); Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2, 10 x 9 (upper level); Bedroom 3, 10 x 9 (upper level); Master bedroom dimensions 14 x 11
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full baths and one half bath; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Laundry room (upper level); All bedrooms on upper level; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry room (upper level); Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $157k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 442 active listings in the ZIP; 3 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 $826 of equity ($1k loan paydown + $-259 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 21 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,644 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $147,436
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6725 Marble Rdg	0.06mi	3/2.5	1,189 (0%)	0mo	$146,999	$124	97
6837 Chert Chase	0.06mi	3/2.0	1,192 (+0%)	0mo	$130,999	$110	95
6813 Chert Chase	0.05mi	3/2.0	1,192 (+0%)	1mo	$136,999	$115	94
15102 Azzurro Stone	0.21mi	3/2.0	1,266 (+6%)	1mo	$177,999	$141	77
6844 Marble Rdg	0.05mi	3/2.5	1,360 (+14%)	0mo	$139,999	$103	74
6729 Marble Rdg	0.05mi	3/2.5	1,360 (+14%)	0mo	$140,999	$104	73
6808 Marble Rdg	0.04mi	3/2.5	1,360 (+14%)	1mo	$143,999	$106	73
6820 Marble Rdg	0.04mi	3/2.5	1,360 (+14%)	2mo	$146,999	$108	73
6832 Marble Rdg	0.04mi	3/2.5	1,360 (+14%)	2mo	$169,999	$125	73
6845 Chert Chase	0.06mi	3/2.0	1,033 (-13%)	2mo	$136,999	$133	71
6857 Chert Chase	0.08mi	3/2.0	1,033 (-13%)	2mo	$136,999	$133	71
6630 Fiore Gdn	0.22mi	3/2.0	1,354 (+14%)	1mo	$188,999	$140	64

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $105
• Equity at exit: $44,295

10-year hold

• IRR: 5.8%
• Equity multiple: 1.62×
• Total profit: $27,189
• Equity at exit: $52,224

Cash invested: $43,960 (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: 442
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$106
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $91

Break-even live

Break-even rent $1,508

Max offer price $156,999

Occupancy floor 89%

Sensitivity live

Price	-10% $200	-5% $146	+0% $91	+5% $37	+10% $-17
Rent	-10% $-37	-5% $27	+0% $91	+5% $156	+10% $220
Rate	-1.0pp $170	-0.5pp $131	base $91	+0.5pp $51	+1.0pp $9

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	2d	1	0.29mi
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	11d	1	0.29mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	2d	1	1.09mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 14 events

1. 2026-06-18
   days on market $156,999 Active 21 DOM
2. 2026-06-17
   days on market $156,999 Active 20 DOM
3. 2026-06-16
   days on market $156,999 Active 19 DOM
4. 2026-06-15
   days on market $156,999 Active 18 DOM
5. 2026-06-13
   days on market $156,999 Active 16 DOM
6. 2026-06-09
   days on market $156,999 Active 12 DOM
7. 2026-06-08
   statusdays on market $156,999 Active 11 DOM
8. 2026-06-07
   days on market $156,999 New 10 DOM
9. 2026-06-04
   days on market $156,999 New 7 DOM
10. 2026-06-03
    days on market $156,999 New 6 DOM
11. 2026-06-02
    days on market $156,999 New 5 DOM
12. 2026-06-01
    days on market $156,999 New 4 DOM
13. 2026-05-31
    days on market $156,999 New 3 DOM
14. 2026-05-28
    listed $156,999 New

ⓘ 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: $19,480
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − HOA: −$1,272
• − Depreciation: −$4,567
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $1,436/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 modern, two-story home is move-in ready with a clean, open-concept design and high-quality finishes. It offers excellent curb appeal and is ready for immediate occupancy.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers.
• Both Painting interior walls — Fresh paint can make the home feel more inviting and modern.
• Both Add smart home features — Modernizes the home and can increase its value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Painting interior walls — Fresh paint can make the home feel more inviting and modern. ↑
• Both Add smart home features — Modernizes the home and can increase its value for both 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

1 event — show timeline

• 2026-05-28 Listed $156,999 LERA