8603 Green Bliss · San Antonio, TX 78222

$162,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 107 Days on market

Built 2026 Excellent condition 4,791 sqft lot $106/sqft · 22% below area Est $209k · 22% under $100/mo HOA · 5% of rent ↓ 11% since listing

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Why this score? — see what drove the B- 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.6/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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

• 4,791 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $163k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($66k/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 107 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,329 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (median comp): $208,977
• List price: $162,999
• Delta: -22.00%
• 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
8523 Green Bliss	0.00mi	4/2.5	1,535 (0%)	3mo	$179,999	$117	98
8627 Green Bliss	0.00mi	3/2.5 (-1)	1,360 (-11%)	1mo	$174,999	$129	75
8567 Green Bliss	0.00mi	3/2.5 (-1)	1,360 (-11%)	1mo	$153,999	$113	75
8527 Green Bliss	0.00mi	3/2.5 (-1)	1,360 (-11%)	2mo	$153,999	$113	75
4726 Beryl Loop	0.69mi	4/2.5	1,543 (+0%)	3mo	$220,135	$143	65
5930 Cinnabar Cor	0.73mi	4/2.5	1,543 (+0%)	2mo	$244,499	$158	64
4906 Topaz Bnd	0.60mi	3/2.0 (-1)	1,536 (+0%)	3mo	$259,990	$169	62
4814 Turquoise Park	0.71mi	4/2.5	1,617 (+5%)	3mo	$261,500	$162	56
4722 Beryl Loop	0.69mi	3/2.5 (-1)	1,419 (-8%)	2mo	$245,095	$173	48
5614 Medina Farm	0.60mi	4/2.0	1,733 (+13%)	1mo	$235,000	$136	48
5954 Celestite Bnd	0.75mi	4/2.0	1,359 (-12%)	1mo	$236,000	$174	43
4802 Turquoise Park	0.71mi	4/2.0	1,359 (-12%)	3mo	$236,500	$174	43

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,441
• Equity at exit: $24,304

10-year hold

• IRR: 7.6%
• Equity multiple: 1.61×
• Total profit: $28,004
• Equity at exit: $14,093

Cash invested: $45,640 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 445
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,896 high
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$100
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $271

Break-even live

Break-even rent $1,552

Max offer price $162,999

Occupancy floor 81%

Sensitivity live

Price	-10% $384	-5% $328	+0% $271	+5% $215	+10% $159
Rent	-10% $121	-5% $196	+0% $271	+5% $346	+10% $421
Rate	-1.0pp $353	-0.5pp $313	base $271	+0.5pp $229	+1.0pp $186

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8523 Green Bliss San Antonio, TX	4.0	2.5	1535	$1,549	$1.01	15d	1	0.04mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	2d	1	0.37mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	44d	1	0.40mi
5719 Hematite Rim San Antonio, TX	4.0	2.5	2200	$3,500	$1.59	23d	1	0.49mi
5330 Tourmaline Loop San Antonio, TX	4.0	2.5	2100	$1,800	$0.86	13d	1	0.51mi
5418 Tourmaline Loop San Antonio, TX	3.0	2.0	1388	$1,575	$1.13	5d	1	0.53mi
5823 Hematite Rim San Antonio, TX	4.0	2.0	1524	$1,695	$1.11	25d	1	0.57mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	44d	1	0.65mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	25d	1	0.65mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	25d	1	0.65mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.65mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.65mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	44d	1	0.65mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	25d	1	0.68mi
5130 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	44d	1	0.68mi
5126 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	44d	1	0.68mi
5106 Blue Rnch San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	44d	1	0.68mi
5526 Fossil Way San Antonio, TX	4.0	2.5	2097	$1,895	$0.90	44d	1	0.68mi
5950 Lake Superior St San Antonio, TX	5.0	2.5	1781	$2,275	$1.28	5d	1	0.70mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	18d	1	0.70mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	44d	1	0.70mi
5015 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.70mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	25d	1	0.70mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	44d	1	0.70mi
5231 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	12d	1	0.70mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	25d	1	0.71mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	5d	1	0.71mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	4d	1	0.73mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	23d	1	0.73mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.73mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	25d	1	0.73mi
5126 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	25d	1	0.73mi
5226 Jade Xing San Antonio, TX	4.0	2.5	1798	$1,820	$1.01	12d	1	0.73mi
5230 Jade Xing San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	25d	1	0.73mi
5011 Sandstone Way San Antonio, TX	4.0	2.5	2194	$2,050	$0.93	5d	1	0.75mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	25d	1	0.84mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	17d	1	0.84mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	13d	1	0.86mi
4742 Pico Pico St San Antonio, TX	3.0	2.5	1780	$1,850	$1.04	44d	1	0.96mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	44d	1	0.96mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 13 events

1. 2026-06-08
   status $162,999 Pending 107 DOM
2. 2026-06-07
   days on market $162,999 Active 107 DOM
3. 2026-06-04
   days on market $162,999 Active 104 DOM
4. 2026-06-03
   days on market $162,999 Active 103 DOM
5. 2026-06-02
   days on market $162,999 Active 102 DOM
6. 2026-06-01
   statusdays on market $162,999 Active 101 DOM
7. 2026-05-31
   days on market $162,999 Price Change 100 DOM
8. 2026-05-19
   price $165,999 593-char remark

   Show marketing remark (593 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

9. 2026-05-09
   price $185,999 593-char remark

   Show marketing remark (593 chars)

   The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

10. 2026-03-24
    price $186,999 593-char remark

    Show marketing remark (593 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

11. 2026-03-04
    price $185,999 593-char remark

    Show marketing remark (593 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

12. 2026-02-24
    price $175,999 593-char remark

    Show marketing remark (593 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

13. 2026-02-20
    listed $185,999 New 593-char remark

    Show marketing remark (593 chars)

    The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Completing the home is a practical garage for storage space. Estimated Completion May 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.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,749
• − Mortgage interest: −$9,130
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − HOA: −$1,200
• − Depreciation: −$4,742
• Taxable income: $777
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $3,068/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

Excellent 100/100 None rehab

This new two-story home is move-in ready with excellent condition and modern features, offering a high return on investment for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Modern technology can increase both resale and rental appeal.
• Both Upgrading appliances — Modern appliances can increase both resale and rental value.
• Both Adding a smart thermostat — Energy-efficient systems can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal. ↑
• Both Upgrading appliances — Modern appliances can increase both resale and rental value. ↑
• Both Adding a smart thermostat — Energy-efficient systems can increase both resale and rental 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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-10.8% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $165,999 LERA
• 2026-05-09 Price Changed $185,999 LERA
• 2026-03-24 Price Changed $186,999 LERA
• 2026-03-04 Price Changed $185,999 LERA
• 2026-02-24 Price Changed $175,999 LERA
• 2026-02-20 Listed $185,999 LERA