Timms Plan · San Antonio, TX 78214

$170,999

4 bd · 2.0 ba · 1,500 sqft · SingleFamily · 353 Days on market

Excellent condition ↓ 16% since listing

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

Key facts

• Private rear corner
• Modern design
• Single-level home

Tags

• SINGLE-LEVEL HOME
• MODERN DESIGN
• LOW-MAINTENANCE DESIGN
• OPEN-CONCEPT FLOORPLAN
• PRIVATE REAR CORNER
• EN-SUITE BATHROOM

🏗️ New construction. The $170,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $171,999.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $171k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $86 ($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 $161k (5.6% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% 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: 151 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 43% of the median local income ($45k/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 353 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.9

CMA / ARV

• ARV (median comp): $171,999
• List price: $170,999
• Delta: -0.58%
• 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
10713 Aqueduct Crk	0.26mi	4/2.0	1,483 (-1%)	1mo	$202,499	$137	85
10636 Fannin Way	0.08mi	4/2.0	1,386 (-8%)	1mo	$169,999	$123	83
10470 Pacaos Pl	0.30mi	4/2.0	1,483 (-1%)	2mo	$205,999	$139	83
10628 Fannin Way	0.09mi	4/2.0	1,386 (-8%)	1mo	$176,999	$128	82
10331 Bustillos Cv	0.32mi	4/2.0	1,483 (-1%)	2mo	$191,999	$129	82
10636 Ysasmendi Rdg	0.24mi	3/2.0 (-1)	1,634 (+9%)	1mo	$227,999	$140	68
10705 Aqueduct Crk	0.26mi	4/2.5	1,692 (+13%)	0mo	$215,499	$127	64
10717 Aqueduct Crk	0.26mi	4/2.5	1,692 (+13%)	1mo	$223,499	$132	64
10418 Pacaos Pl	0.36mi	3/2.0 (-1)	1,380 (-8%)	2mo	$157,999	$114	64
10462 Pacaos Pl	0.31mi	4/2.5	1,692 (+13%)	1mo	$211,999	$125	62
10442 Pacaos Pl	0.33mi	4/2.5	1,692 (+13%)	1mo	$217,999	$129	60
12103 Precept Dr	0.68mi	3/2.0 (-1)	1,645 (+10%)	2mo	$235,900	$143	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-22,347
• Equity at exit: $25,646

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-12,278
• Equity at exit: $14,871

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 78214

• Home prices YoY: -4.6%
• Active inventory: 151
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $86

Break-even live

Break-even rent $1,505

Max offer price $171,999

Occupancy floor 90%

Sensitivity live

Price	-10% $205	-5% $146	+0% $86	+5% $27	+10% $-33
Rent	-10% $-41	-5% $23	+0% $86	+5% $150	+10% $214
Rate	-1.0pp $173	-0.5pp $130	base $86	+0.5pp $42	+1.0pp $-4

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10628 Aqueduct Crk San Antonio, TX	4.0	2.0	1500	$1,700	$1.13	45d	1	0.31mi
1803 Marshall Cross San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,425	$1.51	3d	38	0.53mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	0.64mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	0.82mi
12910 Clubhouse Blvd San Antonio, TX	1.0–3.0	1.0–2.0	920	$1,364	$1.48	0d	26	1.02mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	1.06mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	1.07mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	1.35mi
12911 Lorena Ochoa San Antonio, TX	4.0	2.5	2002	$2,100	$1.05	0d	1	1.41mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	1.42mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	22d	1	1.46mi
922 Manero Pass San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	25d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $170,999 Active 353 DOM
2. 2026-06-18
   days on market $170,999 Active 350 DOM
3. 2026-06-17
   days on market $170,999 Active 349 DOM
4. 2026-06-16
   days on market $170,999 Active 348 DOM
5. 2026-06-15
   days on market $170,999 Active 347 DOM
6. 2026-06-13
   days on market $170,999 Active 345 DOM
7. 2026-06-13
   pricedays on market $170,999 Active 344 DOM
8. 2026-06-09
   days on market $170,499 Active 341 DOM
9. 2026-06-08
   days on market $170,499 Active 340 DOM
10. 2026-06-07
    days on market $170,499 Active 339 DOM
11. 2026-06-04
    days on market $170,499 Active 336 DOM
12. 2026-06-03
    days on market $170,499 Active 335 DOM
13. 2026-06-02
    days on market $170,499 Active 334 DOM
14. 2026-06-01
    days on market $170,499 Active 333 DOM
15. 2026-05-31
    days on market $170,499 Active 332 DOM
16. 2026-05-05
    price $170,499 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

17. 2025-09-01
    price $169,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

18. 2025-08-30
    price $174,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

19. 2025-08-25
    price $179,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

20. 2025-08-23
    price $189,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

21. 2025-07-19
    price $192,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

22. 2025-07-08
    price $197,999 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

23. 2025-07-03
    listed $202,999 Active 320-char remark

    Show marketing remark (320 chars)

    This new single-level home features a modern and low-maintenance design. Three bedrooms can be found off the foyer, leading to an open-concept floorplan that combines the kitchen, living and dining areas. The luxe owner's suite is tucked into a private rear corner, complete with an en-suite bathroom and walk-in closet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,367
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,004
• Taxable loss: −$1,810
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $1,471/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 single-family home is in excellent condition with a modern and low-maintenance design. It offers a spacious floor plan and a well-maintained exterior. Potential buyers and tenants will appreciate the home's curb appeal and smart home features.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing and functional. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious 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: 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% 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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

-16.0% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $170,499 Zillow
• 2025-09-01 Price Changed $169,999 Zillow
• 2025-08-30 Price Changed $174,999 Zillow
• 2025-08-25 Price Changed $179,999 Zillow
• 2025-08-23 Price Changed $189,999 Zillow
• 2025-07-19 Price Changed $192,999 Zillow
• 2025-07-08 Price Changed $197,999 Zillow
• 2025-07-03 Listed $202,999 Zillow