10814 Minita Crk · San Antonio, TX 78214

$150,999

3 bd · 2.0 ba · 1,049 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition Est $141k · 7% over

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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 +13.7/30.0
• DSCR +4.2/10.0
• ARV discount +4.2/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-level home boasts a modern, low-maintenance layout. An inviting open-concept layout can be found off the entry, combining the kitchen, living and dining areas to simplify everyday multitasking. Three bedrooms are tucked away at the back of the home, including the luxurious owner's suite with a generous walk-in closet and en-suite bathroom.

Key facts

• Walk-in closet
• En-suite bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Financial info: List price $156,999

Exterior

• Parking: 2 parking spaces (2-car garage)
• Home design: Single-family home (spec new construction)
• Exterior features: Property located at 10814 Minita Crk, San Antonio, TX 78214

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new-construction plan named Hazel; Living area approximately 1,049

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($146/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (11.5% below list).
• Recommended offer: $134k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 151 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($149k) 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 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,630 (11.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $140,566
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10831 Minita Crk	0.00mi	3/2.0	1,192 (+14%)	1mo	$155,999	$131	76
1931 Alcalde Cv	0.00mi	3/2.0	1,192 (+14%)	5mo	$159,999	$134	73
1706 Santa Rita	0.67mi	2/1.0 (-1)	1,045 (-0%)	2mo	$90,000	$86	57
1746 E Chavaneaux Rd	0.62mi	3/1.0	960 (-8%)	13mo	$150,000	$156	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-23,674
• Equity at exit: $22,514

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-19,536
• Equity at exit: $13,056

Cash invested: $42,280 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 151
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$792
• Tax est. 1.5%: −$189 /mo · $2,265/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $12

Break-even live

Break-even rent $1,321

Max offer price $150,999

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $64	+0% $12	+5% $-40	+10% $-92
Rent	-10% $-93	-5% $-41	+0% $12	+5% $65	+10% $118
Rate	-1.0pp $88	-0.5pp $51	base $12	+0.5pp $-27	+1.0pp $-67

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	0.75mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	0.77mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	0.78mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	0.80mi
1803 Marshall Cross Unit 710 San Antonio, TX	2.0	2.0	849	$807	$0.95	18d	1	0.86mi
8503 S Flores St San Antonio, TX	2.0	1.0	785	$1,125	$1.43	6d	1	1.11mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	18d	1	1.18mi
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	45d	1	1.31mi
8237 S Flores St Unit 1116 San Antonio, TX	2.0	2.0	910	$1,149	$1.26	45d	1	1.32mi
8237 S Flores St Unit 710 San Antonio, TX	2.0	2.0	910	$1,024	$1.13	0d	1	1.32mi
8237 S Flores St Unit 615 San Antonio, TX	2.0	2.0	910	$915	$1.01	16d	1	1.32mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	1.33mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.34mi
8237 S Flores St San Antonio, TX	2.0	1.0	837	$989	$1.18	45d	1	1.35mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	13d	1	1.35mi
2007 Mission Cv San Antonio, TX	3.0	2.0	1358	$1,459	$1.07	45d	1	1.46mi
7905 Southlake Pass San Antonio, TX	2.0	2.0	1305	$2,100	$1.61	0d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $150,999 Active 26 DOM
2. 2026-06-18
   days on market $150,999 Active 23 DOM
3. 2026-06-17
   days on market $150,999 Active 22 DOM
4. 2026-06-16
   days on market $150,999 Active 21 DOM
5. 2026-06-15
   days on market $150,999 Active 20 DOM
6. 2026-06-13
   pricedays on market $150,999 Active 18 DOM
7. 2026-06-13
   days on market $155,999 Active 17 DOM
8. 2026-06-09
   days on market $155,999 Active 14 DOM
9. 2026-06-08
   days on market $155,999 Active 13 DOM
10. 2026-06-07
    days on market $155,999 Active 12 DOM
11. 2026-06-04
    days on market $155,999 Active 9 DOM
12. 2026-06-03
    days on market $155,999 Active 8 DOM
13. 2026-06-02
    pricedays on market $155,999 Active 7 DOM
14. 2026-06-01
    days on market $156,999 Active 6 DOM
15. 2026-05-31
    days on market $156,999 Active 5 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 16 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: $16,036
• − Mortgage interest: −$8,458
• − Property taxes: −$2,265
• − Insurance: −$755
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,393
• Taxable loss: −$2,401
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $722/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 · 6 photos

Good 80/100 Cosmetic rehab

This modern single-level home is in good condition with a good condition score of 80. It has a good layout and is move-in ready. The home has potential for further value increases through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more interest from potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more interest from potential buyers/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% English-only · Spanish 54%

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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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