RC Keswick Plan · San Antonio, TX 78222

$209,900

3 bd · 2.0 ba · 1,051 sqft · SingleFamily · 421 Days on market

Excellent condition

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full bathroom and walk-in closet.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• KITCHEN LIVING DINING AREAS
• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $209,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $196,009.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $6k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 421 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 421 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. 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: 1.14% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $196,009
• List price: $209,900
• Delta: 7.09%
• 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
5731 Falcon Pt	0.10mi	3/2.0	1,051 (0%)	13mo	$184,818	$176	85
8807 Osprey Trl	0.11mi	3/2.0	1,051 (0%)	12mo	$217,965	$207	85
5727 Coopers Xing	0.10mi	3/2.0	1,127 (+7%)	8mo	$169,000	$150	77
8719 Caracara Crst	0.08mi	3/2.0	1,125 (+7%)	12mo	$179,256	$159	74
5735 Falcon Pt	0.07mi	3/2.0	1,125 (+7%)	13mo	$174,290	$155	74
8715 Caracara Crst	0.08mi	3/2.0	1,125 (+7%)	13mo	$172,584	$153	74
8730 Broad Wing Dr	0.13mi	3/2.0	1,012 (-4%)	19mo	$209,900	$207	72
5726 Falcon Pt	0.10mi	3/2.0	1,125 (+7%)	18mo	$202,730	$180	69
5703 Coopers Xing	0.08mi	3/2.0	1,125 (+7%)	19mo	$199,900	$178	68
8940 Broad Wing Dr	0.24mi	3/2.0	1,012 (-4%)	18mo	$204,900	$202	67
5715 Coopers Xing	0.09mi	3/2.0	1,125 (+7%)	20mo	$204,555	$182	67
8952 Broad Wing Dr	0.26mi	3/2.0	1,012 (-4%)	21mo	$206,900	$204	64

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,660
• Equity at exit: $29,226

10-year hold

• IRR: 9.8%
• Equity multiple: 1.81×
• Total profit: $44,252
• Equity at exit: $16,947

Cash invested: $54,883 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,028
• Tax est. 1.5%: −$245 /mo · $2,940/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $408

Break-even live

Break-even rent $1,715

Max offer price $196,009

Occupancy floor 77%

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: $49,002
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5727 Coopers Xing San Antonio, TX	3.0	2.0	1127	$2,400	$2.13	22d	1	0.13mi
7814 Annex St San Antonio, TX	3.0	2.0	1459	$1,600	$1.10	24d	1	1.42mi
10534 Green Rock Dr San Antonio, TX	3.0	2.5	1311	$1,700	$1.30	43d	1	1.45mi
7246 Meadow Acres San Antonio, TX	3.0	2.0	1450	$1,470	$1.01	24d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $209,900 Active 421 DOM
2. 2026-06-17
   days on market $209,900 Active 420 DOM
3. 2026-06-16
   days on market $209,900 Active 419 DOM
4. 2026-06-15
   days on market $209,900 Active 418 DOM
5. 2026-06-13
   days on market $209,900 Active 416 DOM
6. 2026-06-09
   days on market $209,900 Active 412 DOM
7. 2026-06-08
   days on market $209,900 Active 411 DOM
8. 2026-06-07
   days on market $209,900 Active 410 DOM
9. 2026-06-04
   days on market $209,900 Active 407 DOM
10. 2026-06-03
    days on market $209,900 Active 406 DOM
11. 2026-06-02
    days on market $209,900 Active 405 DOM
12. 2026-06-01
    days on market $209,900 Active 404 DOM
13. 2026-05-31
    days on market $209,900 Active 403 DOM
14. 2025-04-24
    listed $209,900 Active 353-char remark

    Show marketing remark (353 chars)

    This single-story home is designed for modern lifestyles. A spacious and flexible open-concept layout combines the kitchen, living and dining areas to maximize interior space. One bedroom is tucked away to the side, with two additional bedrooms located at the back of the home, including the lavish owner's suite with a full 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: $26,776
• − Mortgage interest: −$10,980
• − Property taxes: −$2,940
• − Insurance: −$980
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$5,702
• Taxable income: $1,890
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,445/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 · 1 photo

Excellent 100/100 None rehab

This single-story home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be ideal for both resale and rental.

Schools (NCES district)

• District: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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 event — show timeline

• 2025-04-24 Listed $209,900 Zillow