2056 Giant Cactus · San Antonio, TX 78221

$199,840

3 bd · 2.0 ba · 1,023 sqft · SingleFamily · 28 Days on market

Built 2026 Excellent condition 2,831 sqft lot Est $169k · 18% over $15/mo HOA · 1% of rent

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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 +13.2/30.0
• Appreciation +6.0/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0
• ARV discount +0.0/15.0

Listing remarks

Introducing The Wyeth, a beautiful floor plan featured in the Sonora new construction home community in San Antonio, TX. This thoughtfully designed single-story home offers 1023 square feet of living space, with 3 bedrooms and 2 bathrooms, making it the perfect option for families or those looking. The home's exterior is available in two elevation options, both featuring durable James Hardie siding for long-lasting beauty, for a cozy, yet spacious home. The Wyeth replaces a traditional garage with a driveway, providing convenient parking and easy access. The open and blended layout combines the living room, dining area, and kitchen, creating a seamless space for both everyday living and ent

Key facts

• James hardie siding
• Open blended layout
• Driveway parking

Tags

• JAMES HARDIE SIDING
• DRIVEWAY PARKING
• OPEN BLENDED LAYOUT
• MODERN SHAKER-STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• ELEGANT QUARTZ COUNTERTOPS

Property features AI

Finance

• Financial info: Down payment resource not available
• HOA & community: Mandatory HOA with an annual fee of $180

Exterior

• Parking: Information not provided
• Security: Smoke alarm and carbon monoxide detector
• Utilities: City water and sewer (SAWS); Gas and electricity supplied by CPS; HERS rated with low-flow commode
• Home design: New construction by D.R. Horton; Siding and cement fiber exterior; Slab foundation; Composition roof; Subdivision: SONORA
• Construction: New build; Siding and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Patio slab; Privacy fence; Sprinkler system; Double-pane windows; Street paved with curbs and streetlights

Interior

• Kitchen: Island kitchen; Microwave; Stove/Range; Dishwasher; Disposal; Ice maker connection; Walk-in pantry; Solid countertops
• Bedrooms: Master bedroom with walk-in closet and full bath (12 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 9)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower-only and single vanity (5 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan with living/dining room combination; Island kitchen; Walk-in pantry; Utility room inside / laundry room; Washer and dryer connections; Microwave, stove/range, dishwasher, disposal, ice maker connection; Solid countertops; Smoke alarm and carbon monoxide detector; Attic with pull-down stairs; High-speed internet available; Ground-level entry (no steps); 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.7% below list).
• Recommended offer: $176k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 369 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 3→9/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,391 (11.7% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $168,795
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Vermilion	0.53mi	3/2.0	1,021 (-0%)	3mo	$184,900	$181	73
—	0.00mi	2/1.5 (-1)	896 (-12%)	6mo	$79,000	$88	68
822 Eight Iron	0.60mi	3/2.0	1,106 (+8%)	11mo	$182,900	$165	49
11231 Five Iron	0.70mi	3/2.0	1,106 (+8%)	6mo	$150,000	$136	49

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $796
• Equity at exit: $79,130

10-year hold

• IRR: 2.9%
• Equity multiple: 1.38×
• Total profit: $21,407
• Equity at exit: $114,185

Cash invested: $55,955 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-128

Break-even live

Break-even rent $1,926

Max offer price $181,352

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: $49,960
• Closing costs: $5,995
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,360	$1.50	1d	152	0.02mi
11963 Sand Wedge Way San Antonio, TX	3.0	3.5	1474	$1,575	$1.07	4d	1	0.56mi
718 Albatross Way San Antonio, TX	3.0	2.0	1436	$1,650	$1.15	12d	1	0.63mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	23d	1	0.73mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	3d	1	0.79mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	23d	1	1.02mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	23d	1	1.03mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	23d	1	1.06mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	43d	1	1.09mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	10d	1	1.10mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	43d	1	1.14mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	43d	1	1.15mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	21d	1	1.16mi
1327 Mission Grande Unit 710 San Antonio, TX	2.0	2.0	945	$1,081	$1.14	2d	1	1.18mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,384	$1.50	1d	27	1.19mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	23d	1	1.33mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	4d	1	1.34mi
102 Emerald Ash Unit 710 San Antonio, TX	2.0	2.0	950	$981	$1.03	2d	1	1.47mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 15 events

1. 2026-06-18
   days on market $199,840 Active 28 DOM
2. 2026-06-17
   days on market $199,840 Active 27 DOM
3. 2026-06-16
   days on market $199,840 Active 26 DOM
4. 2026-06-15
   days on market $199,840 Active 25 DOM
5. 2026-06-13
   days on market $199,840 Active 23 DOM
6. 2026-06-13
   days on market $199,840 Active 22 DOM
7. 2026-06-09
   days on market $199,840 Active 19 DOM
8. 2026-06-08
   days on market $199,840 Active 18 DOM
9. 2026-06-07
   days on market $199,840 Active 17 DOM
10. 2026-06-04
    days on market $199,840 Active 14 DOM
11. 2026-06-03
    days on market $199,840 Active 13 DOM
12. 2026-06-02
    days on market $199,840 Active 12 DOM
13. 2026-06-01
    statusdays on market $199,840 Active 11 DOM
14. 2026-05-31
    days on market $199,840 New 10 DOM
15. 2026-05-21
    listed $199,840 New

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 3 d/yr ≥109°F today · 9 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: $21,167
• − Mortgage interest: −$11,194
• − Property taxes: −$2,998
• − Insurance: −$2,502
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$180
• − Depreciation: −$5,814
• Taxable loss: −$4,907
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-356/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 · 13 photos

Excellent 95/100 None rehab

This single-story home in San Antonio, TX, is in excellent condition with a modern design and well-maintained exterior. It offers a spacious floor plan with 3 bedrooms and 2 bathrooms, making it ideal for families or those looking for a move-in-ready home.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and resale value
• Both Painting exterior and interior — Maintains and enhances curb appeal and resale value
• Both Landscaping and curb appeal — Enhances curb appeal and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Both Painting exterior and interior — Maintains and enhances curb appeal and resale value ↑
• Both Landscaping and curb appeal — Enhances curb appeal and resale 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: 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): 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

1 event — show timeline

• 2026-05-21 Listed $199,840 LERA