Beckman Plan · San Antonio, TX 78073

$193,999

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 382 Days on market

↓ 6% 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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Private corner
• Adjoining bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• PRIVATE CORNER
• ADJOINING BATHROOM

🏗️ New construction. The $193,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $191,604.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $-19 ($-227/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (14.8% below list).
• Recommended offer: $165k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% 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: 323 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 382 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,213 (14.8% 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 382 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $191,604
• List price: $193,999
• Delta: 1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12926 Bone Dry Ln	0.35mi	3/2.0	1,245 (-1%)	2mo	$182,931	$147	80
4635 Legacy Trl	0.39mi	3/2.0	1,260 (0%)	3mo	$188,999	$150	80
4623 Legacy Trl	0.42mi	3/2.0	1,260 (0%)	2mo	$180,999	$144	79
4702 Legacy Trl	0.36mi	3/2.0	1,260 (0%)	5mo	$191,999	$152	79
4611 Legacy Trl	0.45mi	3/2.0	1,260 (0%)	0mo	$174,999	$139	79
4614 Legacy Trl	0.44mi	3/2.0	1,260 (0%)	2mo	$179,999	$143	78
4630 Legacy Trl	0.40mi	3/2.0	1,260 (0%)	5mo	$204,999	$163	77
12914 Bone Dry Ln	0.35mi	3/2.0	1,245 (-1%)	6mo	$193,727	$156	77
4603 Legacy Pt	0.45mi	3/2.0	1,260 (0%)	4mo	$208,999	$166	75
12930 Bone Dry Ln	0.36mi	3/2.5	1,389 (+10%)	5mo	$197,125	$142	60
12907 Jeopardy Ave	0.44mi	2/2.5 (-1)	1,389 (+10%)	4mo	$203,898	$147	52
5606 Franklin Hls	0.74mi	3/2.0	1,388 (+10%)	1mo	$264,295	$190	48

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.33×
• Total profit: $17,885
• Equity at exit: $81,882

10-year hold

• IRR: 9.1%
• Equity multiple: 2.31×
• Total profit: $70,496
• Equity at exit: $122,965

Cash invested: $53,649 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 323
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$1,005
• Tax est. 1.5%: −$240 /mo · $2,874/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-19

Break-even live

Break-even rent $1,676

Max offer price $188,862

Occupancy floor 96%

Sensitivity live

Price	-10% $113	-5% $47	+0% $-19	+5% $-85	+10% $-151
Rent	-10% $-149	-5% $-84	+0% $-19	+5% $46	+10% $112
Rate	-1.0pp $78	-0.5pp $30	base $-19	+0.5pp $-69	+1.0pp $-119

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: $47,901
• Closing costs: $5,748
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4839 Legacy Pt Von Ormy, TX	4.0	2.0	1668	$1,795	$1.08	23d	1	0.19mi
13139 Watson Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1017	$1,603	$1.58	0d	1	0.39mi
12955 Fischer Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1056	$1,357	$1.28	25d	1	0.47mi
4606 Legacy Trl Von Ormy, TX	4.0	2.0	1668	$1,695	$1.02	6d	1	0.49mi
11835 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.94mi
11815 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,750	$1.09	45d	1	0.97mi
6002 Sliding Way Von Ormy, TX	3.0	2.0	1402	$1,425	$1.02	25d	1	1.00mi

Listing history 21 events

1. 2026-06-21
   days on market $193,999 Active 382 DOM
2. 2026-06-18
   days on market $193,999 Active 379 DOM
3. 2026-06-17
   days on market $193,999 Active 378 DOM
4. 2026-06-16
   days on market $193,999 Active 377 DOM
5. 2026-06-15
   pricedays on market $193,999 Active 376 DOM
6. 2026-06-13
   days on market $192,999 Active 374 DOM
7. 2026-06-09
   days on market $192,999 Active 370 DOM
8. 2026-06-08
   days on market $192,999 Active 369 DOM
9. 2026-06-07
   days on market $192,999 Active 368 DOM
10. 2026-06-04
    days on market $192,999 Active 365 DOM
11. 2026-06-03
    days on market $192,999 Active 364 DOM
12. 2026-06-02
    days on market $192,999 Active 363 DOM
13. 2026-06-01
    days on market $192,999 Active 362 DOM
14. 2026-05-31
    days on market $192,999 Active 361 DOM
15. 2026-05-18
    price $192,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

16. 2026-05-11
    price $191,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

17. 2026-05-02
    price $190,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

18. 2026-04-04
    price $189,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

19. 2026-02-13
    price $194,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

20. 2025-07-06
    price $199,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

21. 2025-06-04
    listed $204,999 Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ 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: $19,826
• − Mortgage interest: −$10,733
• − Property taxes: −$2,874
• − Insurance: −$958
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,574
• Taxable loss: −$3,485
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $609/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.

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
• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-5.9% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $192,999 Zillow
• 2026-05-11 Price Changed $191,999 Zillow
• 2026-05-02 Price Changed $190,999 Zillow
• 2026-04-04 Price Changed $189,999 Zillow
• 2026-02-13 Price Changed $194,999 Zillow
• 2025-07-06 Price Changed $199,999 Zillow
• 2025-06-04 Listed $204,999 Zillow