10838 Magone Bnd · San Antonio, TX 78224

$214,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 33 Days on market

Built 2026 Excellent condition 4,791 sqft lot $153/sqft · 10% below area Est $240k · 10% under $33/mo HOA · 2% of rent ↓ 10% since listing

---

Why this score? — see what drove the C- 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 +12.2/15.0
• Cash flow +10.6/30.0
• Appreciation +10.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks

The Kitson- An inviting open-concept floorplan serves as the heart of this single-level home, providing for seamless transitions between the kitchen, dining area and family room. A restful owner's suite is located at the back of home, featuring a comfortable bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms can be found off the entry. Estimated Completion August 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
• Secondary bedrooms
• En-suite bathroom

Tags

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

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $33 monthly; Association transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water: SAWS (city water system); Sewer: SAWS (sewer system); Gas: CPS; Electricity: CPS; City garbage service
• Home design: New construction by Lennar
• Construction: Slab foundation; Composition roof
• Exterior features: Brick, siding, and cement fiber exterior; Subdivision: VIDA; Community pool, park/playground, jogging trails

Interior

• Kitchen: Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Bedroom 2: 12 x 11; Bedroom 3: 11 x 12; Primary bedroom dimensions: 14 x 15
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; 1 living area; Walk-in closets; Laundry room on main level
• Laundry & utility: Washer connection; Dryer connection; Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (16.9% below list).
• Recommended offer: $179k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 274 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 36% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,630 (16.9% 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 33 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $239,836
• List price: $214,999
• Delta: -10.36%
• 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
10819 Bernal Cv	0.10mi	3/2.0	1,402 (0%)	2mo	$211,999	$151	94
10835 Bernal Cv	0.08mi	3/2.0	1,266 (-10%)	1mo	$202,999	$160	80
1443 Leticia Gln	0.15mi	3/2.0	1,510 (+8%)	2mo	$242,999	$161	78
10815 Bernal Cv	0.11mi	3/2.0	1,266 (-10%)	2mo	$211,999	$167	77
1810 White Bass Dr	0.32mi	3/2.0	1,484 (+6%)	1mo	$233,999	$158	74
10703 Red Shiner Run	0.39mi	3/2.0	1,484 (+6%)	1mo	$206,999	$139	72
10714 Marlin Pond	0.39mi	3/2.0	1,484 (+6%)	1mo	$226,999	$153	72
10843 Bernal Cv	0.08mi	4/2.0 (+1)	1,575 (+12%)	1mo	$223,999	$142	70
10827 Bernal Cv	0.09mi	4/2.0 (+1)	1,575 (+12%)	1mo	$220,999	$140	69
10703 Marlin Pond	0.44mi	3/2.0	1,484 (+6%)	1mo	$206,999	$139	69
10807 Bernal Cv	0.12mi	4/2.0 (+1)	1,575 (+12%)	1mo	$248,999	$158	68
10823 Bernal Cv	0.10mi	4/2.0 (+1)	1,600 (+14%)	2mo	$235,999	$147	65

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.77×
• Total profit: $106,468
• Equity at exit: $193,688

10-year hold

• IRR: 19.4%
• Equity multiple: 6.18×
• Total profit: $311,937
• Equity at exit: $417,696

Cash invested: $60,200 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$33
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-108

Break-even live

Break-even rent $1,923

Max offer price $199,424

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	2d	1	0.08mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	24d	1	0.09mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	16d	1	0.10mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	13d	1	0.12mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	44d	1	0.22mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	44d	1	0.23mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	4d	1	0.25mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	4d	1	0.28mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	16d	1	0.29mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	44d	1	0.30mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	24d	1	0.31mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	16d	1	0.36mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	44d	1	0.37mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,460	$1.28	2d	1	0.44mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	13d	1	0.50mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	44d	1	0.54mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	44d	1	0.54mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	24d	1	0.55mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	11d	1	0.55mi
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,800	$1.41	24d	1	0.57mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	22d	1	0.59mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	16d	1	0.61mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	44d	1	0.64mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	16d	1	0.65mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	44d	1	0.65mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.69mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	1	0.71mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	0.72mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	44d	1	0.72mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.74mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.75mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	2d	2	0.78mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	0.79mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	44d	1	0.85mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.86mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.90mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.90mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	0.90mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.91mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	0.94mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 12 events

1. 2026-06-15
   status $214,999 Pending 33 DOM
2. 2026-06-15
   days on market $214,999 Price Change 33 DOM
3. 2026-06-13
   days on market $214,999 Price Change 31 DOM
4. 2026-06-09
   pricestatusdays on market $214,999 Price Change 27 DOM
5. 2026-06-08
   days on market $234,999 Active 26 DOM
6. 2026-06-07
   days on market $234,999 Active 25 DOM
7. 2026-06-04
   days on market $234,999 Active 22 DOM
8. 2026-06-03
   days on market $234,999 Active 21 DOM
9. 2026-06-02
   days on market $234,999 Active 20 DOM
10. 2026-06-01
    days on market $234,999 Active 19 DOM
11. 2026-05-31
    statusdays on market $234,999 Active 18 DOM
12. 2026-05-13
    listed $237,999 New 546-char remark

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $21,436
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$396
• − Depreciation: −$6,255
• Taxable loss: −$4,988
• Est. tax savings @ 24.0%: +$1,197
• After-tax cash flow: $-95/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 95/100 None rehab

This single-family home is move-in ready with excellent condition and a modern design. It offers a great opportunity for investors looking to capitalize on its current market value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Upgrading kitchen appliances — Modern appliances improve functionality and appeal to potential buyers
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms enhance appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Upgrading kitchen appliances — Modern appliances improve functionality and appeal to potential buyers ↑
• Resale Upgrading bathrooms with modern fixtures — Modern bathrooms enhance appeal and functionality ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

4 events — show timeline

• 2026-06-15 Pending — LERA
• 2026-06-09 Price Changed $214,999 LERA
• 2026-05-21 Price Changed $234,999 LERA
• 2026-05-13 Listed $237,999 LERA