Plan 1245 Plan · San Antonio, TX 78253

$181,995

3 bd · 2.0 ba · 1,245 sqft · SingleFamily · 210 Days on market

Excellent condition ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

Key facts

• Front porch
• Low-e windows
• Smart thermostat

Tags

• FUNCTIONAL U-SHAPED KITCHEN
• SMART THERMOSTAT
• FRONT PORCH
• LOW-E WINDOWS
• DEDICATED LAUNDRY ROOM
• ENERGY STAR CERTIFIED HOME

🏗️ New construction. The $181,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,518.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (4.7% below list).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.6% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: Rents soft (-1.1%/yr); 697 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 210 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,155 (12.0% 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 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $249,518
• List price: $181,995
• Delta: -27.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7819 Rock Wren Fall	0.15mi	3/2.0	1,242 (-0%)	3mo	$248,861	$200	90
7541 Corral Smt	0.23mi	3/2.0	1,200 (-4%)	1mo	$252,990	$211	83
7529 Corral Smt	0.24mi	3/2.0	1,200 (-4%)	2mo	$248,990	$207	81
14923 Wildcat Basin	0.31mi	3/2.0	1,200 (-4%)	1mo	$249,990	$208	79
7551 Fishbowl Ln	0.09mi	2/2.5 (-1)	1,389 (+12%)	1mo	$209,183	$151	69
7545 Corral Smt	0.23mi	3/2.0	1,412 (+13%)	2mo	$275,490	$195	66
14458 Elkhorn Crst	0.52mi	3/2.0	1,200 (-4%)	5mo	$239,990	$200	65
7532 Corral Smt	0.23mi	3/2.0	1,412 (+13%)	2mo	$273,990	$194	65
7452 Creek Loop	0.22mi	3/2.0	1,402 (+13%)	5mo	$281,990	$201	65
7525 Corral Smt	0.24mi	3/2.0	1,412 (+13%)	4mo	$258,990	$183	63
14911 Wildcat Basin	0.31mi	3/2.0	1,412 (+13%)	1mo	$278,990	$198	62
7503 Bison	0.48mi	3/2.0	1,397 (+12%)	2mo	$244,900	$175	56

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.03×
• Total profit: $-68,041
• Equity at exit: $37,204

10-year hold

• IRR: -51.0%
• Equity multiple: -0.54×
• Total profit: $-107,826
• Equity at exit: $21,574

Cash invested: $69,865 (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 78253

• Home prices YoY: -33.4%
• Rents YoY: -1.1%
• Active inventory: 697
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,308
• Tax est. 1.5%: −$312 /mo · $3,743/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-354

Break-even live

Break-even rent $2,183

Max offer price $198,283

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: $62,379
• Closing costs: $7,486
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15900 La Cantera Pkwy San Antonio, TX	2.0	2.0	1177	$1,542	$1.31	43d	1	0.17mi
7518 Boa Holw San Antonio, TX	3.0	2.0	1412	$1,795	$1.27	23d	1	0.36mi
7535 Guadalupe Peak San Antonio, TX	3.0	2.5	1485	$1,450	$0.98	4d	1	0.38mi
7435 Guadalupe Peak San Antonio, TX	3.0	2.0	1402	$1,769	$1.26	43d	1	0.42mi
14755 Maple Ter San Antonio, TX	3.0	2.5	1484	$1,750	$1.18	16d	1	0.51mi
14374 Palm Rdg San Antonio, TX	3.0	2.0	1405	$1,750	$1.25	23d	1	0.64mi
14367 Gunsight Pass San Antonio, TX	3.0	2.0	1402	$1,689	$1.20	23d	1	0.74mi
14319 Palm Rdg San Antonio, TX	3.0	2.0	1412	$1,769	$1.25	14d	1	0.75mi
14303 Palm Rdg Unit 3294 San Antonio, TX	3.0	2.0	1412	$1,711	$1.21	2d	1	0.78mi
7438 Asp Pt San Antonio, TX	3.0	2.0	1412	$1,749	$1.24	14d	1	0.81mi
14034 Old Farm to Market 471 W San Antonio, TX	1.0–3.0	1.0–2.0	965	$2,006	$2.08	1d	9	1.23mi
7003 Anacua Crk San Antonio, TX	3.0–4.0	2.0–3.0	1902	$1,698	$0.89	3d	8	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $181,995 Active 210 DOM
2. 2026-06-17
   days on market $181,995 Active 209 DOM
3. 2026-06-16
   days on market $181,995 Active 208 DOM
4. 2026-06-15
   days on market $181,995 Active 207 DOM
5. 2026-06-13
   days on market $181,995 Active 205 DOM
6. 2026-06-09
   days on market $181,995 Active 201 DOM
7. 2026-06-08
   days on market $181,995 Active 200 DOM
8. 2026-06-07
   days on market $181,995 Active 199 DOM
9. 2026-06-04
   days on market $181,995 Active 196 DOM
10. 2026-06-03
    days on market $181,995 Active 195 DOM
11. 2026-06-02
    days on market $181,995 Active 194 DOM
12. 2026-06-02
    days on market $181,995 Active 193 DOM
13. 2026-05-31
    days on market $181,995 Active 192 DOM
14. 2026-05-17
    price $181,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

15. 2026-04-16
    price $191,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

16. 2026-04-15
    price $171,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

17. 2026-04-10
    price $191,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

18. 2026-03-24
    price $201,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

19. 2026-02-27
    price $211,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

20. 2026-02-13
    price $204,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

21. 2026-01-28
    price $196,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

22. 2026-01-19
    price $194,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

23. 2025-11-28
    price $189,995 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

24. 2025-11-20
    listed $184,995 Active 526-char remark

    Show marketing remark (526 chars)

    * Dedicated coat and linen closets * Functional U-shaped kitchen * Walk-in closet at primary bedroom * Stainless steel kitchen appliances * Smart thermostat * R-15 batt exterior wall and R-38 blown ceiling insulation * Front porch * Low-E windows * Open floor plan * Spacious great room * Dedicated laundry room * ENERGY STAR® certified home * Swimming pool * Playground * Near top-rated schools * Close to popular restaurants * Near entertainment and leisure * Outdoor recreation nearby

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $20,814
• − Mortgage interest: −$13,977
• − Property taxes: −$3,743
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$7,259
• Taxable loss: −$8,742
• Est. tax savings @ 24.0%: +$2,098
• After-tax cash flow: $-2,151/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 home is in excellent condition with no major repairs needed. It offers a good return on investment with potential for both resale and rental value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and appeal to potential buyers/renters. ↑

ⓘ 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 69,282
• Household income: $106,373
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1496.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 47% White 34% Two or more races 27% Black 9% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 22% Other Asian/Pacific 1% Tagalog/Filipino 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: ▼ -99.92%
• Current HPI: 199.1827
• Rent YoY: ▼ -1.10%
• 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

-1.6% since first listed

11 events — show timeline

• 2026-05-17 Price Changed $181,995 Zillow
• 2026-04-16 Price Changed $191,995 Zillow
• 2026-04-15 Price Changed $171,995 Zillow
• 2026-04-10 Price Changed $191,995 Zillow
• 2026-03-24 Price Changed $201,995 Zillow
• 2026-02-27 Price Changed $211,995 Zillow
• 2026-02-13 Price Changed $204,995 Zillow
• 2026-01-28 Price Changed $196,995 Zillow
• 2026-01-19 Price Changed $194,995 Zillow
• 2025-11-28 Price Changed $189,995 Zillow
• 2025-11-20 Listed $184,995 Zillow