The Garner Plan · Lytle, TX 78052

$280,000

5 bd · 2.5 ba · 2,203 sqft · SingleFamily · 11 Days on market

Good condition

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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).

• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Listing remarks

The Garner plan is one of our two-story homes featured in Saddle Ridge Estates in Lytle, TX. This new home layout offers 2 classic front exteriors, 5 bedrooms, 2.5 baths, 2 car-garage and 2203 square feet of comfortable living. Step inside The Garner to find an elongated foyer opening to an open concept kitchen, dining area, and living room. The gourmet kitchen faces the living area so you don't miss a thing while cooking and includes quartz counter tops, stainless steel appliances and shaker style cabinetry. The main bedroom is located toward the back of the home on the main floor and features an attractive attached bathroom with a walk-in shower, quartz countertops, a grand walk-in closet

Key facts

• Open concept kitchen
• Gourmet kitchen
• Walk-in shower

Tags

• OPEN CONCEPT KITCHEN
• GOURMET KITCHEN
• QUARTZ COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• SHAKER STYLE CABINETRY
• WALK-IN SHOWER

Property features AI

Finance

• Financial info: List price $280,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family home (The Garner plan); Located in Lytle, TX
• Exterior features: Living area approximately 2203 (listed)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: The Garner (new construction)

🏗️ New construction. The $280,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,510.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/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 $264k (5.7% below list).
• Recommended offer: $264k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in Lytle — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#404 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Lytle ISD (rural): math 24% / reading 27% proficiency, ranked #690 of 826 in TX (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($3k loan paydown + $23k appreciation (6.2% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,000 (5.7% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $374,510
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16036 Stratford Cv	0.48mi	5/2.5	2,118 (-4%)	3mo	$370,900	$175	68
16020 Stratford Cv	0.52mi	5/2.5	2,118 (-4%)	3mo	$370,900	$175	67
16001 Cabana Dr	0.56mi	5/2.5	2,118 (-4%)	8mo	$366,900	$173	61
16021 Delgado Hls	0.62mi	5/2.5	2,118 (-4%)	8mo	$360,900	$170	58
16041 Delgado Hls	0.63mi	5/2.5	2,118 (-4%)	11mo	$361,900	$171	55
16008 Imes Way	0.60mi	5/2.5	2,118 (-4%)	20mo	$356,900	$169	49
16021 Imes Way	0.66mi	5/2.5	2,118 (-4%)	21mo	$349,900	$165	45
16141 Farmer	0.64mi	5/2.5	2,118 (-4%)	23mo	$358,900	$169	45
16001 Windview Ct	0.65mi	5/2.5	2,118 (-4%)	22mo	$352,900	$167	44
16012 Windview Ct	0.69mi	5/2.5	2,118 (-4%)	23mo	$356,900	$169	42

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.78×
• Total profit: $81,729
• Equity at exit: $241,355

10-year hold

• IRR: 12.3%
• Equity multiple: 3.52×
• Total profit: $264,145
• Equity at exit: $442,892

Cash invested: $104,863 (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 78052

• Home prices YoY: 2.9%
• Active inventory: 109
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,964
• Tax est. 1.5%: −$468 /mo · $5,618/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-503

Break-even live

Break-even rent $3,276

Max offer price $301,790

Occupancy floor —

Sensitivity live

Price	-10% $-244	-5% $-373	+0% $-503	+5% $-632	+10% $-761
Rent	-10% $-711	-5% $-607	+0% $-503	+5% $-398	+10% $-294
Rate	-1.0pp $-314	-0.5pp $-407	base $-503	+0.5pp $-600	+1.0pp $-698

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: $93,628
• Closing costs: $11,235
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16004 Tassel Br Lytle, TX	2.0–5.0	2.0–2.5	1558	$2,640	$1.69	3d	1	0.69mi

Listing history 10 events

1. 2026-06-21
   days on market $280,000 Active 11 DOM
2. 2026-06-18
   days on market $280,000 Active 9 DOM
3. 2026-06-17
   days on market $280,000 Active 8 DOM
4. 2026-06-16
   days on market $280,000 Active 7 DOM
5. 2026-06-15
   days on market $280,000 Active 6 DOM
6. 2026-06-15
   days on market $280,000 Active 5 DOM
7. 2026-06-13
   days on market $280,000 Active 4 DOM
8. 2026-06-12
   days on market $280,000 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    listed $280,000 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: $31,680
• − Mortgage interest: −$20,978
• − Property taxes: −$5,618
• − Insurance: −$1,873
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$10,895
• Taxable loss: −$12,752
• Est. tax savings @ 24.0%: +$3,061
• After-tax cash flow: $-2,970/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 · 3 photos

Good 80/100 Cosmetic rehab

The Garner Plan in Lytle, TX is a two-story home with a good condition exterior and interior. It offers 5 bedrooms, 2.5 baths, and 2203 square feet of living space. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value.
• Both Replace or clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Replace or clean gutters — Clean gutters improve drainage and prevent water damage, enhancing 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: Lytle ISD
• NCES district ID: 4828650
• Math proficiency: 24% ▼ -7.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $54,478
• Composite: 22.9/100
• National rank: #8004
• State rank: #690 of 826 in TX

Livability — Lytle

• Score: 69/100
• State rank: #404
• US rank: #8374

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lytle, TX
• Population (ZIP): 6,221

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% White 32% Two or more races 22% Native American 2%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Lithuanian 3% Greek 2% Iranian 1%
• Foreign-born: 11% · Canada
• Languages at home: 54% English-only · Spanish 44% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 221.8201
• 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