197 Jens Dr · San Antonio, TX 78056

$369,305

5 bd · 3.0 ba · 2,440 sqft · SingleFamily · 18 Days on market

Built 2026 Good condition Est $417k · 11% under

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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).

• ARV discount +12.7/15.0
• Cash flow +8.7/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

The Bandera is a thoughtfully designed two-story home offering 4 to 6 bedrooms, 2.5 to 3 bathrooms, and 2,440 square feet of well-balanced living space. An open-concept layout connects the kitchen, dining, and living areas, anchored by a gourmet kitchen that supports both everyday living and entertaining. The great room is enhanced by a dramatic 18' ceiling with an open-to-above design, creating a strong sense of space and natural light. The primary suite is conveniently located on the main level, offering added privacy and featuring a bathroom with dual vanities and a walk-in shower. Upstairs, additional bedrooms are complemented by a versatile loft space, while a flex room on the first fl

Key facts

• 2 garage spots
• Built 2026
• Listed 17 days

Property features AI

Finance

• Financial info: Listing price: $365,213

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family residence
• Exterior features: Living area approximately 2,440

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (new construction, Plan: Bandera)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $369k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $324k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (23.2% below list).
• Recommended offer: $284k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 141 active listings in the ZIP; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($3k loan paydown + $151 appreciation (0.0% local appreciation)).
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,516 (23.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $417,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Hazel Way	0.34mi	4/3.0 (-1)	2,575 (+6%)	1mo	$439,990	$171	69

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

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.71×
• Total profit: $-29,946
• Equity at exit: $107,993

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-2,268
• Equity at exit: $130,418

Cash invested: $103,405 (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 78056

• Home prices YoY: 0.0%
• Active inventory: 141
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,835 medium
• Mortgage (P&I): −$1,937
• Tax est. 1.5%: −$462 /mo · $5,540/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-312

Break-even live

Break-even rent $3,231

Max offer price $324,099

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-185	+0% $-312	+5% $-440	+10% $-568
Rent	-10% $-536	-5% $-424	+0% $-312	+5% $-200	+10% $-88
Rate	-1.0pp $-126	-0.5pp $-218	base $-312	+0.5pp $-408	+1.0pp $-505

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: $92,326
• Closing costs: $11,079
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $369,305 Active 18 DOM
2. 2026-06-18
   days on market $369,305 Active 15 DOM
3. 2026-06-17
   days on market $369,305 Active 14 DOM
4. 2026-06-16
   days on market $369,305 Active 13 DOM
5. 2026-06-15
   days on market $369,305 Active 12 DOM
6. 2026-06-13
   days on market $369,305 Active 10 DOM
7. 2026-06-09
   days on market $369,305 Active 6 DOM
8. 2026-06-08
   days on market $369,305 Active 5 DOM
9. 2026-06-07
   days on market $369,305 Active 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $369,305 Active 1 DOM

ⓘ 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: $34,022
• − Mortgage interest: −$20,687
• − Property taxes: −$5,540
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$10,743
• Taxable loss: −$10,238
• Est. tax savings @ 24.0%: +$2,457
• After-tax cash flow: $-1,292/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

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a modern design and well-maintained interior and exterior. It is ready for immediate occupancy and has potential for further value through cosmetic updates.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for 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: 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

• City population: 1,806,925
• Population (ZIP): 2,431

Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 13% Lithuanian 7% Scottish 6%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1%

Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 219.5947
• 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