10843 Bernal Cv · San Antonio, TX 78224

$223,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 44 Days on market

Built 2026 Excellent condition 4,791 sqft lot $142/sqft · 7% below area Est $240k · 7% under $33/mo HOA · 2% of rent ↓ 11% 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 +11.4/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks MLS

The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Estimated Completion June 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
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $224k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.1% below list).
• Recommended offer: $190k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($217k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,102 (15.1% 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 44 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $239,999
• List price: $223,999
• Delta: -6.67%
• 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
10843 Bernal Cv	0.00mi	4/2.0	1,575 (0%)	1mo	$223,999	$142	99
10807 Bernal Cv	0.08mi	4/2.0	1,575 (0%)	1mo	$248,999	$158	96
1443 Porfirio Way	0.05mi	3/2.0 (-1)	1,657 (+5%)	1mo	$280,999	$170	84
1427 Althea Bnd	0.10mi	3/2.0 (-1)	1,657 (+5%)	1mo	$240,999	$145	81
1439 Leticia Gln	0.10mi	3/2.0 (-1)	1,657 (+5%)	1mo	$255,999	$154	81
1419 Althea Bnd	0.11mi	3/2.0 (-1)	1,657 (+5%)	1mo	$261,999	$158	80
1435 Leticia Gln	0.11mi	4/3.0	1,795 (+14%)	0mo	$267,999	$149	67
10707 Red Shiner Run	0.46mi	4/2.0	1,676 (+6%)	1mo	$220,499	$132	67
1407 Althea Bnd	0.40mi	3/2.0 (-1)	1,657 (+5%)	1mo	$254,999	$154	67
10703 Red Shiner Run	0.46mi	3/2.0 (-1)	1,484 (-6%)	1mo	$206,999	$139	63
10714 Marlin Pond	0.46mi	3/2.0 (-1)	1,484 (-6%)	1mo	$226,999	$153	63
10703 Marlin Pond	0.51mi	3/2.0 (-1)	1,484 (-6%)	1mo	$206,999	$139	61

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.80×
• Total profit: $112,938
• Equity at exit: $201,796

10-year hold

• IRR: 19.7%
• Equity multiple: 6.25×
• Total profit: $329,112
• Equity at exit: $435,181

Cash invested: $62,720 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$33
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-79

Break-even live

Break-even rent $2,001

Max offer price $212,538

Occupancy floor 99%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	1d	1	0.04mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	23d	1	0.05mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	16d	1	0.06mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	12d	1	0.09mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	43d	1	0.17mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	43d	1	0.18mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	4d	1	0.23mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	16d	1	0.24mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	4d	1	0.26mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	23d	1	0.26mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	43d	1	0.29mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	16d	1	0.31mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	43d	1	0.34mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	2d	1	0.40mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	43d	1	0.40mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,894	$1.66	1d	1	0.44mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	12d	1	0.48mi
10135 Ana Hts San Antonio, TX	4.0	2.0	1952	$2,200	$1.13	1d	1	0.53mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	23d	1	0.53mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	10d	1	0.53mi
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,800	$1.41	23d	1	0.54mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.55mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	21d	1	0.57mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.57mi
10031 Kersey Ml San Antonio, TX	4.0	2.5	1950	$1,895	$0.97	1d	1	0.58mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.59mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	16d	1	0.59mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	43d	1	0.60mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	43d	1	0.60mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	43d	1	0.62mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	16d	1	0.62mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	43d	1	0.71mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.74mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	23d	1	0.76mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	23d	1	0.77mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	43d	1	0.77mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	23d	1	0.78mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	43d	1	0.78mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.79mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.81mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 4 events

1. 2026-05-07
   price $223,999 579-char remark

   Show marketing remark (579 chars)

   The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Estimated Completion June 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. 2026-04-30
   price $230,999 579-char remark

   Show marketing remark (579 chars)

   The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Estimated Completion June 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. 2026-04-17
   price $236,999 579-char remark

   Show marketing remark (579 chars)

   The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Estimated Completion June 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. 2026-04-07
   listed $250,999 New 579-char remark

   Show marketing remark (579 chars)

   The Sentosa - This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet. Estimated Completion June 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $22,812
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$396
• − Depreciation: −$6,516
• Taxable loss: −$4,777
• Est. tax savings @ 24.0%: +$1,147
• After-tax cash flow: $196/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 · 12 photos

Excellent 95/100 None rehab

This new single-family home offers a modern and open-concept floor plan with a spa-inspired bathroom and well-maintained exterior. It is move-in ready and ready for minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading appliances — Modern appliances can make the home more appealing and functional for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading appliances — Modern appliances can make the home more appealing and functional for potential buyers/tenants. ↑

ⓘ 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: 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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

4 events — show timeline

• 2026-05-07 Price Changed $223,999 LERA
• 2026-04-30 Price Changed $230,999 LERA
• 2026-04-17 Price Changed $236,999 LERA
• 2026-04-07 Listed $250,999 LERA