Napali Plan · San Antonio, TX 78223

$300,499

5 bd · 3.0 ba · 2,552 sqft · SingleFamily · 118 Days on market

Good 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
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Cash flow +3.8/30.0
• Schools +3.8/10.0
• Rent growth +1.7/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible from three additional secondary bedrooms.

Key facts

• Covered porch
• Full bathroom
• Walk-in closet

Tags

• SINGLE-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• COVERED PORCH
• BONUS ROOM

🏗️ New construction. The $300,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $545,464.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/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 $278k (7.5% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 2.8% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,780/mo this rent would consume 64% of the median local household income ($52k/yr) (locally 2809% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 118 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $273,454 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.51% ✗
• Cap rate: 2.83%
• Cash-on-cash: -12.36%
• DSCR: 0.45
• GRM: 16.3

CMA / ARV

• ARV (median comp): $545,464
• List price: $300,499
• Delta: -44.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Royal Oaks	0.37mi	4/2.5 (-1)	2,412 (-6%)	3mo	$579,999	$240	64
647 Cave Ln	0.55mi	4/3.0 (-1)	2,412 (-6%)	1mo	$550,000	$228	59
8731 Oak Ledge	0.55mi	4/3.0 (-1)	2,618 (+3%)	10mo	$450,000	$172	57
1511 Haskin Dr	0.66mi	4/3.0 (-1)	2,772 (+9%)	2mo	$775,000	$280	48
443 Laramie	0.49mi	4/3.0 (-1)	2,873 (+13%)	6mo	$750,000	$261	47
634 Wyndale St	0.39mi	4/2.0 (-1)	2,301 (-10%)	21mo	$639,000	$278	39
218 Laramie Dr	0.64mi	4/3.5 (-1)	2,843 (+11%)	23mo	$789,000	$278	25
8731 Sagebrush	0.64mi	4/2.0 (-1)	2,179 (-15%)	22mo	$495,000	$227	19

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: -42.4%
• Equity multiple: -0.29×
• Total profit: $-196,690
• Equity at exit: $81,330

10-year hold

• IRR: -93.7%
• Equity multiple: -1.17×
• Total profit: $-331,609
• Equity at exit: $47,162

Cash invested: $152,730 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$2,860
• Tax est. 1.5%: −$682 /mo · $8,182/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-1,573

Break-even live

Break-even rent $4,772

Max offer price $317,826

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: $136,366
• Closing costs: $16,364
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	18d	1	0.49mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	16d	1	0.49mi
3206 Albin Dr San Antonio, TX	4.0	2.5	2445	$3,500	$1.43	2d	1	1.23mi
8227 Campobello Dr San Antonio, TX	5.0	2.0	2180	$2,100	$0.96	3d	1	1.27mi
4035 Barrington St San Antonio, TX	4.0	4.5	2078	$2,000	$0.96	4d	1	1.36mi
2904 Knight Robin Dr San Antonio, TX	5.0	3.5	2780	$2,250	$0.81	8d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   price $300,499 Active 118 DOM
2. 2026-06-18
   days on market $299,999 Active 118 DOM
3. 2026-06-17
   days on market $299,999 Active 117 DOM
4. 2026-06-16
   days on market $299,999 Active 116 DOM
5. 2026-06-13
   pricedays on market $299,999 Active 113 DOM
6. 2026-06-13
   pricedays on market $299,499 Active 112 DOM
7. 2026-06-10
   price $298,499 Active 109 DOM
8. 2026-06-09
   days on market $297,999 Active 109 DOM
9. 2026-06-08
   days on market $297,999 Active 108 DOM
10. 2026-06-08
    price $297,999 Active 107 DOM
11. 2026-06-07
    days on market $297,499 Active 107 DOM
12. 2026-06-04
    days on market $297,499 Active 104 DOM
13. 2026-06-03
    days on market $297,499 Active 103 DOM
14. 2026-06-02
    pricedays on market $297,499 Active 102 DOM
15. 2026-06-01
    days on market $296,999 Active 101 DOM
16. 2026-05-31
    days on market $296,999 Active 100 DOM
17. 2026-05-12
    price $296,999 438-char remark

    Show marketing remark (438 chars)

    This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible from three additional secondary bedrooms.

18. 2026-05-05
    price $299,999 438-char remark

    Show marketing remark (438 chars)

    This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible from three additional secondary bedrooms.

19. 2026-02-20
    listed $303,999 Active 438-char remark

    Show marketing remark (438 chars)

    This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible from three additional secondary bedrooms.

ⓘ 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: $33,363
• − Mortgage interest: −$30,554
• − Property taxes: −$8,182
• − Insurance: −$2,727
• − Repairs & maintenance: −$2,669
• − Management: −$2,669
• − Depreciation: −$15,868
• Taxable loss: −$29,307
• Est. tax savings @ 24.0%: +$7,034
• After-tax cash flow: $-11,844/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

Good 80/100 None rehab

This new two-story home is in excellent condition with a modern design and well-maintained features. It is move-in ready and has the potential for further value increases through minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting the exterior brick — 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

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — 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 ↑

ⓘ 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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-2.3% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $296,999 Zillow
• 2026-05-05 Price Changed $299,999 Zillow
• 2026-02-20 Listed $303,999 Zillow