1714 Charlie Cv · San Antonio, TX 78221

$193,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 85 Days on market

Built 2024 4,791 sqft lot Est $195k · at est. $46/mo HOA · 3% of rent ↓ 10% 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 +10.1/30.0
• ARV discount +7.7/15.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks

The Kitson - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home. Estimated Completion April 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
• Open floorplan
• Secondary bedrooms

Tags

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

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 $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (17.0% below list).
• Recommended offer: $161k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: schools C-, 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.
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 14 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 30% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, 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 85 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,982 (17.0% 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 85 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. 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: 0.83% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $194,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Charlie Cv	0.00mi	3/2.0	1,402 (0%)	1mo	$193,999	$138	99
1706 Charlie Cv	0.02mi	3/2.0	1,411 (+1%)	1mo	$194,999	$138	98
1740 Charlie Cv	0.04mi	3/2.0	1,402 (0%)	2mo	$191,999	$137	97
1731 Charlie Cv	0.06mi	3/2.0	1,402 (0%)	1mo	$197,999	$141	96
1748 Charlie Cv	0.05mi	3/2.0	1,402 (0%)	2mo	$215,999	$154	96
1752 Charlie Cv	0.06mi	3/2.0	1,411 (+1%)	1mo	$184,999	$131	95
1722 Charlie Cv	0.01mi	4/2.0 (+1)	1,600 (+14%)	2mo	$209,999	$131	69
1736 Charlie Cv	0.10mi	4/2.0 (+1)	1,575 (+12%)	2mo	$205,999	$131	69
14711 Star Cactus	0.30mi	3/2.0	1,206 (-14%)	1mo	$200,500	$166	62
2003 Organ Pipe Cactus	0.29mi	3/2.0	1,206 (-14%)	1mo	$207,500	$172	62
14836 Gold Lace Cactus	0.33mi	4/2.5 (+1)	1,543 (+10%)	0mo	$215,000	$139	61
2213 Organ Pipe Cactus	0.45mi	3/2.0	1,206 (-14%)	0mo	$217,030	$180	56

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,597
• Equity at exit: $76,817

10-year hold

• IRR: 3.3%
• Equity multiple: 1.43×
• Total profit: $23,175
• Equity at exit: $110,848

Cash invested: $54,320 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 369
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$1,017
• Tax est. 1.5%: −$242 /mo · $2,910/yr
• Insurance: −$81
• HOA: −$46
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-115

Break-even live

Break-even rent $1,755

Max offer price $177,369

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	23d	1	0.06mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	23d	1	0.68mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	4d	1	0.68mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	23d	1	0.84mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	21d	1	1.07mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	43d	1	1.09mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	10d	1	1.13mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	23d	1	1.19mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	43d	1	1.20mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	23d	1	1.21mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	23d	1	1.21mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	2d	1	1.38mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	23d	1	1.45mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	3d	1	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   price $193,999
3. 2026-04-09
   price $194,999
4. 2026-04-03
   price $196,999
5. 2026-03-31
   price $198,999
6. 2026-03-24
   price $216,999
7. 2026-01-27
   listed $215,999 New

ⓘ 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: $19,318
• − Mortgage interest: −$10,867
• − Property taxes: −$2,910
• − Insurance: −$970
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − HOA: −$552
• − Depreciation: −$5,644
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $-247/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: 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% 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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-10.2% since first listed

7 events — show timeline

• 2026-04-22 Pending — LERA
• 2026-04-17 Price Changed $193,999 LERA
• 2026-04-09 Price Changed $194,999 LERA
• 2026-04-03 Price Changed $196,999 LERA
• 2026-03-31 Price Changed $198,999 LERA
• 2026-03-24 Price Changed $216,999 LERA
• 2026-01-27 Listed $215,999 LERA