12039 La Cuchilla · San Antonio, TX 78245

$198,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 55 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $238k · 16% under $90/mo HOA · 5% 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 +14.9/15.0
• Cash flow +11.6/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Estimated Completion July 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

• En suite bathroom
• Open floorplan
• Walk in closet

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• EN SUITE BATHROOM
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; Quarterly HOA fee; HOA fee $270 quarterly; Association transfer fee $450

Exterior

• Parking: 1-car garage
• Utilities: Water and sewer service (SAWS); Gas supplied by Unigas; Electricity supplied by CPC; Garbage service by Frontier
• Home design: New construction by Lennar; Entry level information not provided
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Cement fiber exterior; Community pool; Park/playground; Jogging trails

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen approx. 14 x 9; Breakfast bar
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2 (10 x 9); Bedroom 3 (10 x 9); Master bedroom (14 x 11)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath 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; Laundry room; Laundry hookups on upper level; All bedrooms on upper level; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (10.7% below list).
• Recommended offer: $178k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Ladera El (756 students, 51% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• 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 55 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,732 (10.7% 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 55 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $238,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12402 Winding Oak Rdg	0.30mi	3/2.0	1,354 (-0%)	1mo	$210,999	$156	83
11815 Deloache Vale	0.20mi	3/2.0	1,442 (+6%)	9mo	$324,000	$225	71
3407 Angus Xing	0.35mi	3/2.0	1,299 (-4%)	4mo	$215,000	$166	70
12125 La Cuchilla	0.20mi	4/2.5 (+1)	1,535 (+13%)	2mo	$208,999	$136	63
12137 La Cuchilla	0.20mi	4/2.5 (+1)	1,535 (+13%)	2mo	$209,999	$137	63
5734 Bailey Downs	0.20mi	4/2.0 (+1)	1,489 (+10%)	10mo	$261,170	$175	60
3446 Angus Xing	0.36mi	3/2.0	1,540 (+13%)	8mo	$259,999	$169	52
11818 Wentwood Vale	0.70mi	3/2.0	1,280 (-6%)	6mo	$272,950	$213	51
3227 Onion Crk	0.51mi	3/2.0	1,540 (+13%)	2mo	$169,900	$110	50
3027 Haynie Mesa	0.69mi	3/2.0	1,489 (+10%)	3mo	$298,950	$201	48
3219 Davis Trce	0.73mi	3/2.0	1,535 (+13%)	3mo	$295,950	$193	40
3019 Haynie Mesa	0.70mi	3/2.0	1,535 (+13%)	6mo	$295,950	$193	39

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.26×
• Total profit: $-41,268
• Equity at exit: $29,671

10-year hold

• IRR: -26.7%
• Equity multiple: -0.09×
• Total profit: $-60,746
• Equity at exit: $17,206

Cash invested: $55,720 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$90
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-61

Break-even live

Break-even rent $1,855

Max offer price $190,150

Occupancy floor 98%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12141 Pease Riv San Antonio, TX	3.0	2.0	1396	$1,595	$1.14	3d	1	0.26mi
12126 Sampson Crk San Antonio, TX	3.0	2.0	1489	$1,895	$1.27	23d	1	0.29mi
12118 Pease Riv San Antonio, TX	3.0	2.0	1540	$1,850	$1.20	12d	1	0.29mi
12010 Mulberry Crk Unit NA San Antonio, TX	3.0	2.0	1296	$1,850	$1.43	14d	1	0.45mi
11902 Mulberry Crk San Antonio, TX	3.0	2.0	1413	$1,647	$1.17	43d	1	0.52mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	43d	1	0.55mi
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	43d	1	0.57mi
3127 Keuka Park Dr San Antonio, TX	3.0	2.5	1698	$1,950	$1.15	23d	1	0.60mi
3111 Lamoka Lk San Antonio, TX	3.0	2.5	1509	$1,600	$1.06	43d	1	0.67mi
3111 Lamoka Lk San Antonio, TX	3.0	3.0	1508	$1,600	$1.06	1d	1	0.67mi
4615 Serpens San Antonio, TX	3.0	2.5	1747	$1,800	$1.03	23d	1	0.80mi
2840 Tengyc Bow San Antonio, TX	4.0	2.0	1704	$1,775	$1.04	44d	1	0.86mi
12627 Corona Borealis San Antonio, TX	3.0	2.0	1408	$1,680	$1.19	43d	1	0.91mi
12510 Galatea San Antonio, TX	3.0	2.0	1212	$1,575	$1.30	17d	1	0.92mi
5010 Jovian San Antonio, TX	3.0	2.0	1536	$2,100	$1.37	4d	1	0.92mi
12515 Antilia San Antonio, TX	3.0	2.0	1405	$1,800	$1.28	10d	1	0.95mi
13078 Cygnus San Antonio, TX	4.0	1.0–3.0	1656	$1,911	$1.15	1d	8	0.98mi
14618 Fowler Rdg San Antonio, TX	3.0	2.0	1266	$1,776	$1.40	14d	1	0.98mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,650	$1.25	43d	1	1.03mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	4d	1	1.03mi
3011 Lindenwood Way San Antonio, TX	3.0	2.5	1700	$1,955	$1.15	23d	1	1.04mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	23d	1	1.05mi
12530 Larissa San Antonio, TX	3.0	2.0	1661	$2,300	$1.38	23d	1	1.06mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	23d	1	1.08mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	20d	1	1.10mi
2917 Wentwood Run San Antonio, TX	4.0	2.0	1650	$1,825	$1.11	16d	1	1.13mi
11348 Top Hat San Antonio, TX	3.0	2.0	1658	$1,775	$1.07	43d	1	1.22mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	21d	1	1.22mi
11620 Midnight Rain San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	43d	1	1.22mi
11328 Silver Rose San Antonio, TX	3.0	2.0	1691	$1,870	$1.11	43d	1	1.26mi
11215 Aristides San Antonio, TX	4.0	2.0	1520	$1,925	$1.27	4d	1	1.36mi
11323 Pink Star San Antonio, TX	3.0	2.0	1695	$1,700	$1.00	4d	1	1.44mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,658	$1.71	3d	1	1.49mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$1,901	$1.43	1d	33	1.49mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 14 events

1. 2026-06-18
   days on market $198,999 Active 55 DOM
2. 2026-06-17
   days on market $198,999 Active 54 DOM
3. 2026-06-16
   days on market $198,999 Active 53 DOM
4. 2026-06-15
   days on market $198,999 Active 52 DOM
5. 2026-06-13
   days on market $198,999 Active 50 DOM
6. 2026-06-09
   days on market $198,999 Active 46 DOM
7. 2026-06-08
   days on market $198,999 Active 45 DOM
8. 2026-06-07
   days on market $198,999 Active 44 DOM
9. 2026-06-04
   days on market $198,999 Active 41 DOM
10. 2026-06-03
    days on market $198,999 Active 40 DOM
11. 2026-06-02
    days on market $198,999 Active 39 DOM
12. 2026-06-01
    days on market $198,999 Active 38 DOM
13. 2026-05-31
    remarks 522-char remark
14. 2026-05-31
    listed $198,999 Active 37 DOM

ⓘ 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: $21,328
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$1,080
• − Depreciation: −$5,789
• Taxable loss: −$4,081
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $246/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 two-story home is move-in ready with excellent condition and modern finishes. It offers a spacious open floorplan and three bedrooms, including a luxurious owner's suite. The home is set to be completed in July 2026 and is expected to be a great investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A fresh backsplash can add value and appeal to potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add value and appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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: 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-0.5% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $198,999 LERA
• 2026-04-24 Listed $199,999 LERA