Ramsey Plan · San Antonio, TX 78224

$238,999

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 387 Days on market

Poor condition ↓ 7% 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• DSCR +1.6/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $238,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,634.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (17.5% below list).
• Recommended offer: $197k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: Rents flat; 276 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 40% 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 $29k of equity ($2k loan paydown + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 387 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

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 $197,148 (17.5% 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 387 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $275,634
• List price: $238,999
• Delta: -13.29%
• 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
4115 Hidden Holw	0.15mi	4/2.0	1,793 (+7%)	3mo	$199,900	$111	79
15326 Waterow Vw	0.38mi	4/2.0	1,794 (+7%)	1mo	$279,900	$156	70
15418 Lemon Pepper Crk	0.55mi	4/2.0	1,572 (-6%)	3mo	$248,590	$158	62
4223 Marjoram Lndg	0.54mi	5/2.5 (+1)	1,892 (+13%)	1mo	$254,795	$135	45
4239 Marjoram Lndg	0.55mi	5/2.5 (+1)	1,892 (+13%)	2mo	$255,295	$135	44
4231 Paprika Grv	0.60mi	3/2.5 (-1)	1,470 (-12%)	1mo	$241,170	$164	44
4243 Marjoram Lndg	0.55mi	3/2.0 (-1)	1,434 (-14%)	2mo	$238,610	$166	44
4247 Paprika Grv	0.61mi	3/2.5 (-1)	1,470 (-12%)	1mo	$245,670	$167	43
4267 Marjoram Lndg	0.58mi	5/2.5 (+1)	1,892 (+13%)	2mo	$255,295	$135	43
15619 Garam Trl	0.65mi	3/2.5 (-1)	1,856 (+11%)	2mo	$235,000	$127	43
15431 Mint Patch Mdw	0.65mi	5/2.5 (+1)	1,892 (+13%)	2mo	$254,795	$135	40
15435 Mint Patch Mdw	0.66mi	3/2.5 (-1)	1,470 (-12%)	3mo	$240,670	$164	39

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: 19.9%
• Equity multiple: 2.60×
• Total profit: $123,809
• Equity at exit: $248,313

10-year hold

• IRR: 17.8%
• Equity multiple: 5.85×
• Total profit: $374,242
• Equity at exit: $535,497

Cash invested: $77,178 (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: 276
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,445
• Tax est. 1.5%: −$345 /mo · $4,135/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-347

Break-even live

Break-even rent $2,411

Max offer price $225,368

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-252	+0% $-347	+5% $-443	+10% $-538
Rent	-10% $-503	-5% $-425	+0% $-347	+5% $-270	+10% $-192
Rate	-1.0pp $-209	-0.5pp $-277	base $-347	+0.5pp $-419	+1.0pp $-491

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: $68,909
• Closing costs: $8,269
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15027 Harbor Lndg Von Ormy, TX	3.0	2.0	1526	$1,850	$1.21	25d	1	0.28mi
15114 Harbor Lndg Von Ormy, TX	4.0	3.5	2198	$2,000	$0.91	23d	1	0.32mi
15115 Harbor Lndg Von Ormy, TX	4.0	2.0	1794	$1,795	$1.00	15d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1526	$1,800	$1.18	44d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1525	$1,800	$1.18	18d	1	0.33mi
15115 Jetfire Pt Von Ormy, TX	3.0	2.0	1526	$1,800	$1.18	5d	1	0.33mi
15315 Waterow Vw Von Ormy, TX	3.0–5.0	2.0–3.5	1781	$2,128	$1.19	2d	1	0.36mi
3819 Leighton Hbr Von Ormy, TX	3.0	2.5	1430	$1,700	$1.19	25d	1	0.38mi
15226 Walcott Rdg Von Ormy, TX	3.0	2.5	1297	$1,700	$1.31	25d	1	0.45mi
15266 Snug Harbor Way Von Ormy, TX	3.0	2.5	1525	$1,647	$1.08	3d	1	0.52mi
15531 Clove Spice Way Von Ormy, TX	3.0	2.0	1296	$1,595	$1.23	5d	1	0.59mi
15531 Clove Spice Way Von Ormy, TX	3.0	2.0	1296	$1,595	$1.23	21d	1	0.59mi
4042 Bay Leaf Loop Von Ormy, TX	3.0	2.0	1296	$1,600	$1.23	44d	1	0.60mi
4218 Paprika Grv Von Ormy, TX	3.0	2.0	1434	$1,595	$1.11	44d	1	0.64mi
15619 Garam Trl Von Ormy, TX	3.0	2.5	1856	$1,755	$0.95	44d	1	0.66mi
4323 Caraway Bay Von Ormy, TX	3.0–4.0	2.0	1572	$2,305	$1.47	2d	6	0.66mi
4750 Broadside Ave Von Ormy, TX	3.0	2.5	2100	$1,845	$0.88	45d	1	1.43mi

Listing history 26 events

1. 2026-06-21
   days on market $238,999 Active 387 DOM
2. 2026-06-18
   days on market $238,999 Active 384 DOM
3. 2026-06-17
   days on market $238,999 Active 383 DOM
4. 2026-06-16
   days on market $238,999 Active 382 DOM
5. 2026-06-15
   days on market $238,999 Active 381 DOM
6. 2026-06-13
   pricedays on market $238,999 Active 379 DOM
7. 2026-06-09
   days on market $238,499 Active 375 DOM
8. 2026-06-08
   days on market $238,499 Active 374 DOM
9. 2026-06-07
   days on market $238,499 Active 373 DOM
10. 2026-06-04
    days on market $238,499 Active 370 DOM
11. 2026-06-03
    days on market $238,499 Active 369 DOM
12. 2026-06-02
    days on market $238,499 Active 368 DOM
13. 2026-06-01
    days on market $238,499 Active 367 DOM
14. 2026-05-31
    days on market $238,499 Active 366 DOM
15. 2026-05-18
    price $237,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

16. 2026-05-17
    price $237,499 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

17. 2026-05-11
    price $235,499 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

18. 2026-02-13
    price $234,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

19. 2025-11-23
    price $237,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

20. 2025-11-22
    price $236,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

21. 2025-11-22
    price $234,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

22. 2025-11-21
    price $236,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

23. 2025-09-15
    price $234,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

24. 2025-09-01
    price $239,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

25. 2025-07-03
    price $244,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

26. 2025-05-30
    listed $254,999 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

ⓘ 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 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,658
• − Mortgage interest: −$15,440
• − Property taxes: −$4,135
• − Insurance: −$1,378
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$8,018
• Taxable loss: −$9,098
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-1,985/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 · 1 photo

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and maintenance, including a new roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Exposed shingles and potential water damage
• Major exterior siding — Weathered and damaged
• Major exterior paint — Cracked and peeling

Value-add opportunities

• Resale New roof — Critical to prevent water damage and improve curb appeal
• Resale New siding and paint — Enhances curb appeal and protects the home
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed shingles and potential water damage	Major	$15,000–50,000
exterior siding · Weathered and damaged	Major	$15,000–50,000
exterior paint · Cracked and peeling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale New roof — Critical to prevent water damage and improve curb appeal ↑
• Resale New siding and paint — Enhances curb appeal and protects the home ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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

-6.7% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $237,999 Zillow
• 2026-05-17 Price Changed $237,499 Zillow
• 2026-05-11 Price Changed $235,499 Zillow
• 2026-02-13 Price Changed $234,999 Zillow
• 2025-11-23 Price Changed $237,999 Zillow
• 2025-11-22 Price Changed $236,999 Zillow
• 2025-11-22 Price Changed $234,999 Zillow
• 2025-11-21 Price Changed $236,999 Zillow
• 2025-09-15 Price Changed $234,999 Zillow
• 2025-09-01 Price Changed $239,999 Zillow
• 2025-07-03 Price Changed $244,999 Zillow
• 2025-05-30 Listed $254,999 Zillow