19012 Encanto Aly · San Antonio, TX 78264

$171,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 56 Days on market

Built 2026 Poor condition 4,791 sqft lot Est $215k · 20% under $35/mo HOA · 2% of rent ↓ 18% since listing

---

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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

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 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

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

Property features AI

Finance

• Other: Subdivision: Palo Alto Pointe; Down payment resources available
• HOA & community: Mandatory HOA; Annual HOA fee of $425; Association transfer fee of $450

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer service (SAWS); Electricity service (CPS); Garbage service (Frontier)
• Home design: New construction by Lennar; Cement fiber exterior; Slab foundation; Composition roof
• Construction: Built by Lennar; New home; Cement fiber exterior; Slab foundation; Composition roof
• Exterior features: Privacy fence

Interior

• Kitchen: 10 x 8 kitchen; Breakfast bar; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level (14 x 15); Bedroom 2 (11 x 12); Bedroom 3 (11 x 12)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (8 x 6)
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan with a single main living area; Breakfast bar; Cable TV available; Utility room inside; Laundry on main level; Washer and dryer connections; Stove/Range; Dishwasher
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S/Sgt Michael P Barrera Veterans El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 583 students, 89% FRL); Somerset H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,148 students, 86% FRL) — zoned schools average 87% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 56 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $166,839 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.05% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $214,506
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19012 Encanto Aly	0.00mi	3/2.0	1,402 (0%)	1mo	$171,999	$123	99
3715 Garcia Grv	0.06mi	3/2.0	1,402 (0%)	2mo	$193,999	$138	96
3723 Garcia Grv	0.07mi	3/2.0	1,411 (+1%)	3mo	$215,999	$153	93
19008 Arco Aly	0.18mi	3/2.0	1,402 (0%)	13mo	$204,310	$146	81
4015 Garcia Grv	0.23mi	3/2.0	1,402 (0%)	14mo	$219,900	$157	78
19004 Arco Aly	0.17mi	3/2.0	1,459 (+4%)	13mo	$237,610	$163	74
19004 Encanto Aly	0.02mi	4/2.0 (+1)	1,575 (+12%)	1mo	$201,999	$128	73
3727 Garcia Grv	0.08mi	3/2.0	1,600 (+14%)	2mo	$208,999	$131	71
4007 Garcia Grv	0.21mi	3/2.0	1,459 (+4%)	16mo	$219,900	$151	70
19007 Arco Aly	0.21mi	3/2.0	1,248 (-11%)	11mo	$195,610	$157	62
3923 Garcia Grv	0.19mi	3/2.0	1,248 (-11%)	13mo	$206,845	$166	62
4011 Garcia Grv	0.22mi	3/2.0	1,248 (-11%)	15mo	$207,900	$167	59

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.88×
• Total profit: $42,159
• Equity at exit: $86,655

10-year hold

• IRR: 15.7%
• Equity multiple: 3.53×
• Total profit: $122,074
• Equity at exit: $141,292

Cash invested: $48,160 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$35
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $198

Break-even live

Break-even rent $1,549

Max offer price $171,999

Occupancy floor 84%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 April Breeze Unit 103 Von Ormy, TX	3.0	2.5	1832	$1,800	$0.98	20d	1	0.69mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   price $171,999
3. 2026-04-29
   price $176,999
4. 2026-04-28
   price $186,999
5. 2026-04-22
   price $189,999
6. 2026-04-03
   price $196,999
7. 2026-03-31
   price $204,999
8. 2026-03-28
   price $206,999
9. 2026-03-25
   price $209,999
10. 2026-03-17
    price $216,999
11. 2026-03-12
    listed $208,999 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$420
• − Depreciation: −$5,004
• Taxable loss: −$354
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $2,465/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 · 2 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and updates, including a new roof, exterior repairs, and interior improvements. Significant structural damage is evident, making it a high-rehabilitation project with substantial potential for increased value.

Repairs flagged

• Major roof — Significant damage visible in aerial view.
• Major exterior siding — Severe damage to siding and foundation visible in aerial view.
• Major landscaping — No landscaping or curb appeal photos provided, suggesting potential damage or neglect.
• Major interior walls and paint — No interior photos provided, but significant damage to exterior suggests interior damage as well.
• Major bathrooms and kitchen — No interior photos provided, but significant damage to exterior suggests interior damage as well.
• Major HVAC/mechanicals — No interior photos provided, but significant damage to exterior suggests HVAC/mechanical issues as well.
• Major foundation — Severe damage to siding and foundation visible in aerial view, indicating potential structural issues.

Value-add opportunities

• Resale Roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale Exterior siding and foundation repair — Repairing the exterior would improve the home's curb appeal and overall condition.
• Both Landscaping and curb appeal — A well-maintained landscape and curb appeal would enhance both resale and rental value.
• Both Interior repairs and paint — Repairing interior walls and painting would improve the home's condition and appearance, benefiting both resale and rental value.
• Both HVAC and mechanical updates — Upgrading HVAC and mechanical systems would improve comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible in aerial view.	Major	$15,000–50,000
exterior siding · Severe damage to siding and foundation visible in aerial view.	Major	$15,000–50,000
landscaping · No landscaping or curb appeal photos provided, suggesting potential damage or neglect.	Major	$15,000–50,000
interior walls and paint · No interior photos provided, but significant damage to exterior suggests interior damage as well.	Major	$15,000–50,000
bathrooms and kitchen · No interior photos provided, but significant damage to exterior suggests interior damage as well.	Major	$15,000–50,000
HVAC/mechanicals · No interior photos provided, but significant damage to exterior suggests HVAC/mechanical issues as well.	Major	$15,000–50,000
foundation · Severe damage to siding and foundation visible in aerial view, indicating potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale Exterior siding and foundation repair — Repairing the exterior would improve the home's curb appeal and overall condition. ↑
• Both Landscaping and curb appeal — A well-maintained landscape and curb appeal would enhance both resale and rental value. ↑
• Both Interior repairs and paint — Repairing interior walls and painting would improve the home's condition and appearance, benefiting both resale and rental value. ↑
• Both HVAC and mechanical updates — Upgrading HVAC and mechanical systems would improve comfort and energy efficiency, benefiting 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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 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

• City population: 1,806,925
• Population (ZIP): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• Rent YoY: —
• Metro: —
• 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

-17.7% since first listed

11 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-04-30 Price Changed $171,999 LERA
• 2026-04-29 Price Changed $176,999 LERA
• 2026-04-28 Price Changed $186,999 LERA
• 2026-04-22 Price Changed $189,999 LERA
• 2026-04-03 Price Changed $196,999 LERA
• 2026-03-31 Price Changed $204,999 LERA
• 2026-03-28 Price Changed $206,999 LERA
• 2026-03-25 Price Changed $209,999 LERA
• 2026-03-17 Price Changed $216,999 LERA
• 2026-03-12 Listed $208,999 LERA