Napali Plan · San Antonio, TX 78223

$311,699

5 bd · 3.0 ba · 2,552 sqft · SingleFamily · 261 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
• Cash flow +5.1/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +1.7/5.0
• 1% rule +0.8/10.0
• 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 $311,699 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $494,206.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/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 $287k (7.9% below list).
• Recommended offer: $274k (12.0% below list) — sets the bar for market timing.

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.
• 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.
• Zoned schools: Oak Grove El (math 17% / reading 37%, grade F, #2,791 of 4,322 statewide, top 68%, 389 students, 88% FRL); Garner Middle (math 17% / reading 30%, grade F, #1,317 of 1,662 statewide, top 80%, 804 students, 83% FRL); Macarthur H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 2,055 students, 58% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.4%/yr); 588 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,872/mo this rent would consume 66% of the median local household income ($52k/yr) (locally 18% 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 $3k of loan paydown is wiped out by about $15k 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 261 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $274,295 (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 261 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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.94%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $494,206
• List price: $311,699
• Delta: -36.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8535 Norwich	0.06mi	4/3.0 (-1)	2,259 (-12%)	2mo	$325,000	$144	71
315 Royal Oaks	0.37mi	4/2.5 (-1)	2,412 (-6%)	8mo	$579,999	$240	60
647 Cave Ln	0.55mi	4/3.0 (-1)	2,412 (-6%)	6mo	$550,000	$228	55
8731 Oak Ledge	0.55mi	4/3.0 (-1)	2,618 (+3%)	14mo	$450,000	$172	53
8502 Hidden Kys	0.72mi	4/3.0 (-1)	2,681 (+5%)	1mo	$353,999	$132	52
218 Laramie Dr	0.64mi	4/3.0 (-1)	2,843 (+11%)	1mo	$799,000	$281	45
1511 Haskin Dr	0.66mi	4/3.0 (-1)	2,772 (+9%)	7mo	$775,000	$280	44
2712 Nacogdoches Rd	0.69mi	6/2.0 (+1)	2,372 (-7%)	4mo	$319,999	$135	44
443 Laramie	0.49mi	4/3.0 (-1)	2,873 (+13%)	10mo	$750,000	$261	43

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: -37.4%
• Equity multiple: -0.17×
• Total profit: $-161,465
• Equity at exit: $73,688

10-year hold

• IRR: -77.3%
• Equity multiple: -0.93×
• Total profit: $-266,965
• Equity at exit: $42,730

Cash invested: $138,378 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 11 under contract
• Months of supply: 3.8 mo (26%/mo absorbed)
• Median asking: $499,999 ($179/sqft)
• Median days on market: 261 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +8.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 588
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,872 high
• Mortgage (P&I): −$2,592
• Tax est. 1.5%: −$618 /mo · $7,413/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-1,146

Break-even live

Break-even rent $4,323

Max offer price $328,334

Occupancy floor —

Sensitivity live

Price	-10% $-805	-5% $-976	+0% $-1,146	+5% $-1,317	+10% $-1,488
Rent	-10% $-1,373	-5% $-1,260	+0% $-1,146	+5% $-1,033	+10% $-919
Rate	-1.0pp $-897	-0.5pp $-1,021	base $-1,146	+0.5pp $-1,274	+1.0pp $-1,405

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: $123,552
• Closing costs: $14,826
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8607 Norwich Dr San Antonio, TX	4.0	3.0	2455	$2,995	$1.22	74d	1	0.10mi
8607 Norwich Dr San Antonio, TX	4.0	3.0	2455	$2,995	$1.22	87d	1	0.10mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	157d	1	0.49mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	158d	1	0.49mi
219 Laramie Dr San Antonio, TX	4.0	3.0	2316	$2,799	$1.21	0d	1	0.60mi
3714 Hundred Oaks Dr San Antonio, TX	4.0	2.5	3040	$6,620	$2.18	10d	1	0.88mi
334 Shropshire Dr San Antonio, TX	4.0	2.0	1890	$2,175	$1.15	87d	1	0.92mi
3206 Albin Dr San Antonio, TX	4.0	2.5	2445	$3,500	$1.43	138d	1	1.23mi
8227 Campobello Dr San Antonio, TX	5.0	2.0	2180	$1,950	$0.89	74d	1	1.27mi
4035 Barrington St San Antonio, TX	4.0	4.5	2078	$2,000	$0.96	145d	1	1.36mi
10503 Merritime Ct San Antonio, TX	4.0	2.0	2032	$2,200	$1.08	114d	1	1.36mi
10806 Lazy Oaks Dr San Antonio, TX	5.0	3.0	1772	$1,645	$0.93	1d	1	1.41mi
2904 Knight Robin Dr San Antonio, TX	5.0	3.5	2780	$2,250	$0.81	148d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $311,699 Active 261 DOM
2. 2026-11-07
   days on market $311,699 Active 260 DOM
3. 2026-11-06
   days on market $311,699 Active 259 DOM
4. 2026-11-05
   days on market $311,699 Active 258 DOM
5. 2026-11-04
   days on market $311,699 Active 257 DOM
6. 2026-11-02
   days on market $311,699 Active 255 DOM
7. 2026-11-01
   days on market $311,699 Active 254 DOM
8. 2026-10-31
   days on market $311,699 Active 253 DOM
9. 2026-10-30
   days on market $311,699 Active 252 DOM
10. 2026-10-29
    days on market $311,699 Active 251 DOM
11. 2026-10-28
    days on market $311,699 Active 250 DOM
12. 2026-10-27
    pricedays on market $311,699 Active 249 DOM
13. 2026-10-26
    days on market $311,249 Active 248 DOM
14. 2026-10-26
    days on market $311,249 Active 247 DOM
15. 2026-10-24
    days on market $311,249 Active 246 DOM
16. 2026-10-23
    days on market $311,249 Active 245 DOM
17. 2026-10-22
    days on market $311,249 Active 244 DOM
18. 2026-10-21
    days on market $311,249 Active 243 DOM
19. 2026-10-20
    days on market $311,249 Active 242 DOM
20. 2026-10-19
    days on market $311,249 Active 241 DOM
21. 2026-10-18
    days on market $311,249 Active 240 DOM
22. 2026-10-17
    days on market $311,249 Active 239 DOM
23. 2026-10-16
    days on market $311,249 Active 238 DOM
24. 2026-10-15
    days on market $311,249 Active 237 DOM
25. 2026-10-14
    days on market $311,249 Active 236 DOM
26. 2026-10-13
    days on market $311,249 Active 235 DOM
27. 2026-10-12
    days on market $311,249 Active 234 DOM
28. 2026-10-11
    days on market $311,249 Active 233 DOM
29. 2026-10-10
    days on market $311,249 Active 232 DOM
30. 2026-10-09
    days on market $311,249 Active 231 DOM
31. 2026-10-08
    days on market $311,249 Active 230 DOM
32. 2026-10-07
    days on market $311,249 Active 229 DOM
33. 2026-10-06
    days on market $311,249 Active 228 DOM
34. 2026-10-05
    days on market $311,249 Active 227 DOM
35. 2026-10-04
    days on market $311,249 Active 226 DOM
36. 2026-10-04
    days on market $311,249 Active 225 DOM
37. 2026-10-02
    days on market $311,249 Active 224 DOM
38. 2026-10-01
    days on market $311,249 Active 223 DOM
39. 2026-09-30
    days on market $311,249 Active 222 DOM
40. 2026-09-29
    days on market $311,249 Active 221 DOM
41. 2026-09-28
    days on market $311,249 Active 220 DOM
42. 2026-09-27
    days on market $311,249 Active 219 DOM
43. 2026-09-25
    days on market $311,249 Active 217 DOM
44. 2026-09-24
    days on market $311,249 Active 216 DOM
45. 2026-09-23
    days on market $311,249 Active 215 DOM
46. 2026-09-22
    days on market $311,249 Active 214 DOM
47. 2026-09-21
    days on market $311,249 Active 213 DOM
48. 2026-09-20
    days on market $311,249 Active 212 DOM
49. 2026-09-18
    days on market $311,249 Active 210 DOM
50. 2026-09-17
    days on market $311,249 Active 209 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: $34,467
• − Mortgage interest: −$27,683
• − Property taxes: −$7,413
• − Insurance: −$2,471
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − Depreciation: −$14,377
• Taxable loss: −$22,992
• Est. tax savings @ 24.0%: +$5,518
• After-tax cash flow: $-8,237/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 ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Oak Grove El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Garner Middle F TX #1,317/1,662 Nat'l #10,902/14,009 High Macarthur H S F TX #774/1,632 Nat'l #7,961/17,239

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

A Composite livability gradescore 80/100

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 · 2,336,851 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: 18% of renters

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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%

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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%
• Languages at home: 63% English-only · Spanish 36%

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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

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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