12117 La Cuchilla · San Antonio, TX 78245

$189,999

4 bd · 2.5 ba · 1,535 sqft · Townhouse · 79 Days on market

Built 2026 Excellent condition 4,791 sqft lot $124/sqft · 6% below area Est $203k · 6% under $90/mo HOA · 5% of rent ↓ 9% since listing

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +10.4/15.0
• Condition / age +5.0/5.0
• 1% rule +4.9/10.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +1.7/5.0
• 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 townhouse listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $188k (0.9% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• 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.
• 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 25d 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 79 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,599 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.99% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $203,137
• List price: $189,999
• Delta: -6.47%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-30,839
• Equity at exit: $28,329

10-year hold

• IRR: -16.0%
• Equity multiple: 0.23×
• Total profit: $-40,908
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$90
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $85

Break-even live

Break-even rent $1,776

Max offer price $189,999

Occupancy floor 91%

Sensitivity live

Price	-10% $216	-5% $150	+0% $85	+5% $19	+10% $-47
Rent	-10% $-64	-5% $10	+0% $85	+5% $159	+10% $233
Rate	-1.0pp $180	-0.5pp $133	base $85	+0.5pp $35	+1.0pp $-15

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14618 Fowler Rdg San Antonio, TX	3.0	2.0	1266	$1,776	$1.40	15d	1	0.03mi
11718 Classmore Gap San Antonio, TX	3.0	2.0	1918	$2,100	$1.09	3d	1	0.21mi
2840 Tengyc Bow San Antonio, TX	4.0	2.0	1704	$1,775	$1.04	45d	1	0.25mi
11623 Blackmore Leap San Antonio, TX	4.0	2.5	2106	$1,900	$0.90	24d	1	0.26mi
3111 Lamoka Lk San Antonio, TX	3.0	3.0	1508	$1,600	$1.06	2d	1	0.40mi
3111 Lamoka Lk San Antonio, TX	3.0	2.5	1509	$1,600	$1.06	44d	1	0.40mi
3127 Keuka Park Dr San Antonio, TX	3.0	2.5	1698	$1,950	$1.15	24d	1	0.45mi
2917 Wentwood Run San Antonio, TX	4.0	2.0	1650	$1,825	$1.11	17d	1	0.54mi
3011 Lindenwood Way San Antonio, TX	3.0	2.5	1700	$1,955	$1.15	24d	1	0.54mi
2922 Wentwood Run San Antonio, TX	3.0	2.5	2241	$2,100	$0.94	24d	1	0.58mi
11513 Thackery Haze San Antonio, TX	4.0	2.5	2223	$1,850	$0.83	18d	1	0.63mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	44d	1	0.66mi
11323 Pink Star San Antonio, TX	3.0	2.0	1695	$1,700	$1.00	5d	1	0.66mi
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	44d	1	0.70mi
12126 Sampson Crk San Antonio, TX	3.0	2.0	1489	$1,895	$1.27	24d	1	0.72mi
11902 Mulberry Crk San Antonio, TX	3.0	2.0	1413	$1,647	$1.17	44d	1	0.75mi
12141 Pease Riv San Antonio, TX	3.0	2.0	1396	$1,595	$1.14	3d	1	0.75mi
12118 Pease Riv San Antonio, TX	3.0	2.0	1540	$1,850	$1.20	13d	1	0.76mi
12010 Mulberry Crk Unit NA San Antonio, TX	3.0	2.0	1296	$1,850	$1.43	15d	1	0.76mi
11348 Top Hat San Antonio, TX	3.0	2.0	1658	$1,775	$1.07	44d	1	0.77mi
2546 Just My Style San Antonio, TX	3.0	2.5	1994	$1,775	$0.89	44d	1	0.78mi
11328 Silver Rose San Antonio, TX	3.0	2.0	1691	$1,870	$1.11	44d	1	0.85mi
11323 Simply Spot San Antonio, TX	4.0	2.5	2240	$2,200	$0.98	3d	1	0.95mi
2915 Thunder Gulch San Antonio, TX	3.0	2.5	1994	$1,900	$0.95	24d	1	0.98mi
11215 Aristides San Antonio, TX	4.0	2.0	1520	$1,925	$1.27	5d	1	1.04mi
11306 Amberina San Antonio, TX	3.0	2.5	2100	$1,795	$0.85	24d	1	1.10mi
11306 Amberina San Antonio, TX	3.0	2.5	2100	$1,795	$0.85	4d	1	1.10mi
10943 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,900	$1.05	24d	1	1.33mi
10919 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,595	$0.88	44d	1	1.37mi
11556 Mustang Grv San Antonio, TX	3.0	2.0	1929	$2,150	$1.11	21d	1	1.41mi
1526 Alaskan Wolf San Antonio, TX	3.0	2.0	1099	$1,400	$1.27	4d	1	1.42mi
2422 Buffalo Pass Dr San Antonio, TX	3.0	2.5	1500	$1,500	$1.00	44d	1	1.44mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,650	$1.25	44d	1	1.48mi
10714 Ranchland Fox San Antonio, TX	3.0	2.5	1844	$1,800	$0.98	44d	1	1.48mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 8 events

1. 2026-05-16
   status Pending 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.

2. 2026-05-12
   price $189,999 593-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.

3. 2026-05-11
   status Back on Market 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.

4. 2026-05-05
   status Pending 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.

5. 2026-04-30
   price $209,999 593-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.

6. 2026-04-04
   price $210,999 593-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.

7. 2026-03-19
   price $208,999 593-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.

8. 2026-02-20
   listed $207,999 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,596
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$1,080
• − Depreciation: −$5,527
• Taxable loss: −$2,069
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,511/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, ideal 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 the kitchen 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 the kitchen 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: 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

-8.7% since first listed

8 events — show timeline

• 2026-05-16 Pending — LERA
• 2026-05-12 Price Changed $189,999 LERA
• 2026-05-11 Relisted — LERA
• 2026-05-05 Pending — LERA
• 2026-04-30 Price Changed $209,999 LERA
• 2026-04-04 Price Changed $210,999 LERA
• 2026-03-19 Price Changed $208,999 LERA
• 2026-02-20 Listed $207,999 LERA