Magellan Plan · San Antonio, TX 78056

$349,990

4 bd · 2.5 ba · 2,601 sqft · SingleFamily · 113 Days on market

Excellent condition Garage

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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
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Condition / age +5.0/5.0
• Cash flow +4.8/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

The Magellan is a 2-story floorplan that boasts 2,636 square feet and features 4-6 bedrooms, 2-3 bathrooms, and a 2- to 3-car garage.

Key facts

• 2 garage spots
• Listed 112 days

🏗️ New construction. The $349,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $525,654.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.3% below list).
• Recommended offer: $296k (15.3% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Potranco El (math 50% / reading 51%, grade D+, #833 of 4,322 statewide, top 20%, 847 students, 47% FRL); Medina Valley Middle (math 47% / reading 49%, grade C-, #400 of 1,662 statewide, top 24%, 1,029 students, 62% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 235 active listings in the ZIP; high-income renter base; 102 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($4k loan paydown + $215 appreciation (0.0% local appreciation)).
• Medina County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Recommended offer $296,492 (15.3% 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 113 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.56% ✗
• Cap rate: 3.35%
• Cash-on-cash: -10.52%
• DSCR: 0.53
• GRM: 14.8

CMA / ARV

• ARV (median comp): $525,654
• List price: $349,990
• Delta: -33.42%
• Verdict: UNDERPRICED
• Comps: 17 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Stabler Sq	0.06mi	4/3.0	2,240 (-14%)	2mo	$359,990	$161	70
165 Hazel Way	0.94mi	4/3.0	2,575 (-1%)	4mo	$439,990	$171	58
109 Nordlinger Ct	0.99mi	4/2.0	1,980 (-24%)	0mo	$325,649	$164	38
157 Nordlinger Ct	0.97mi	4/2.0	1,980 (-24%)	4mo	$335,588	$169	35
287 County Road 2801 E	1.13mi	3/3.0 (-1)	3,113 (+20%)	13mo	$749,000	$241	22

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

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.34×
• Total profit: $-96,504
• Equity at exit: $153,712

10-year hold

• IRR: -7.6%
• Equity multiple: 0.19×
• Total profit: $-119,572
• Equity at exit: $185,632

Cash invested: $147,183 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 11 under contract
• Months of supply: 64.5 mo (2%/mo absorbed)
• Median asking: $379,990 ($161/sqft)
• Median days on market: 79 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +25.8% above current asking $/sqft

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

ZIP-level market 78056

• Home prices YoY: 0.0%
• Active inventory: 235
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$2,757
• Tax est. 1.5%: −$657 /mo · $7,885/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-1,290

Break-even live

Break-even rent $4,598

Max offer price $338,933

Occupancy floor —

Sensitivity live

Price	-10% $-927	-5% $-1,109	+0% $-1,290	+5% $-1,472	+10% $-1,654
Rent	-10% $-1,525	-5% $-1,408	+0% $-1,290	+5% $-1,173	+10% $-1,056
Rate	-1.0pp $-1,026	-0.5pp $-1,157	base $-1,290	+0.5pp $-1,427	+1.0pp $-1,565

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: $131,413
• Closing costs: $15,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Financial info: Listing price $349,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Magellan)New construction — Plan inventory type
• Exterior features: Located at 170 Stabler Sq, San Antonio, TX 78056

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan model home (Magellan plan)Total living area approximately 2601

Listing history 50 events

1. 2026-09-23
   days on market $349,990 Active 113 DOM
2. 2026-09-22
   days on market $349,990 Active 112 DOM
3. 2026-09-21
   days on market $349,990 Active 111 DOM
4. 2026-09-20
   days on market $349,990 Active 110 DOM
5. 2026-09-19
   days on market $349,990 Active 109 DOM
6. 2026-09-18
   days on market $349,990 Active 108 DOM
7. 2026-09-17
   days on market $349,990 Active 107 DOM
8. 2026-09-16
   days on market $349,990 Active 106 DOM
9. 2026-09-15
   days on market $349,990 Active 105 DOM
10. 2026-09-14
    days on market $349,990 Active 104 DOM
11. 2026-09-13
    days on market $349,990 Active 103 DOM
12. 2026-09-12
    days on market $349,990 Active 102 DOM
13. 2026-09-11
    days on market $349,990 Active 101 DOM
14. 2026-09-05
    days on market $349,990 Active 95 DOM
15. 2026-09-04
    days on market $349,990 Active 94 DOM
16. 2026-09-03
    days on market $349,990 Active 93 DOM
17. 2026-08-31
    days on market $349,990 Active 90 DOM
18. 2026-08-30
    days on market $349,990 Active 89 DOM
19. 2026-08-29
    days on market $349,990 Active 88 DOM
20. 2026-08-28
    days on market $349,990 Active 87 DOM
21. 2026-08-27
    days on market $349,990 Active 86 DOM
22. 2026-08-25
    days on market $349,990 Active 84 DOM
23. 2026-08-24
    days on market $349,990 Active 83 DOM
24. 2026-08-23
    days on market $349,990 Active 82 DOM
25. 2026-08-22
    days on market $349,990 Active 81 DOM
26. 2026-08-21
    days on market $349,990 Active 80 DOM
27. 2026-08-20
    days on market $349,990 Active 79 DOM
28. 2026-08-19
    days on market $349,990 Active 78 DOM
29. 2026-08-18
    days on market $349,990 Active 77 DOM
30. 2026-08-17
    days on market $349,990 Active 76 DOM
31. 2026-08-16
    days on market $349,990 Active 75 DOM
32. 2026-08-15
    days on market $349,990 Active 74 DOM
33. 2026-08-14
    days on market $349,990 Active 73 DOM
34. 2026-08-13
    days on market $349,990 Active 72 DOM
35. 2026-08-12
    days on market $349,990 Active 71 DOM
36. 2026-08-11
    days on market $349,990 Active 70 DOM
37. 2026-08-10
    days on market $349,990 Active 69 DOM
38. 2026-08-09
    days on market $349,990 Active 68 DOM
39. 2026-08-08
    days on market $349,990 Active 67 DOM
40. 2026-08-06
    days on market $349,990 Active 65 DOM
41. 2026-08-05
    days on market $349,990 Active 64 DOM
42. 2026-08-04
    days on market $349,990 Active 63 DOM
43. 2026-08-03
    days on market $349,990 Active 62 DOM
44. 2026-07-31
    days on market $349,990 Active 59 DOM
45. 2026-07-30
    days on market $349,990 Active 57 DOM
46. 2026-07-28
    days on market $349,990 Active 56 DOM
47. 2026-07-26
    days on market $349,990 Active 54 DOM
48. 2026-07-24
    days on market $349,990 Active 52 DOM
49. 2026-07-23
    days on market $349,990 Active 51 DOM
50. 2026-07-22
    days on market $349,990 Active 50 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: $35,579
• − Mortgage interest: −$29,445
• − Property taxes: −$7,885
• − Insurance: −$2,628
• − Repairs & maintenance: −$2,846
• − Management: −$2,846
• − Depreciation: −$15,292
• Taxable loss: −$25,363
• Est. tax savings @ 24.0%: +$6,087
• After-tax cash flow: $-9,398/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 · 5 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal and market value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Adding a smart home system — Enhances convenience and marketability ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Potranco El D+ TX #833/4,322 Nat'l #12,398/41,679 Middle Medina Valley Loma Alta Middle B TX #226/1,662 Nat'l #2,304/14,009 High Medina Valley H S F TX #652/1,632 Nat'l #6,890/17,239

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

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

• County: Medina · 54,332 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 2,431
• Household income: $122,026
• Rent vs Own: 6.9% rent · 93.1% own

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Population outlook (Medina County) Hauer SSP2

• Today (2025): 54,332 people
• By 2030: 57,250 · +5.4%
• By 2040: 62,563 · +15.1%
• By 2050: 67,386 · +24.0%
• By 2075: 79,538 · +46.4%
• By 2100: 84,624 · +55.8%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 27% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Romanian 13% Lithuanian 7% Scottish 6%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1%

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Political lean MEDSL · Medina

• 2024 margin: Solid R (+42.8) · D 28.2% · R 71.0%
• 2008→2024 swing: -8.9pp toward R · 2008: -33.9pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+39.2 2016: R+43.2 2012: R+39.2 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 219.5947
• Rent YoY: —
• Metro: —
• 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

Property features AI

Finance

• Financial info: Listing price $349,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Magellan)New construction — Plan inventory type
• Exterior features: Located at 170 Stabler Sq, San Antonio, TX 78056

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan model home (Magellan plan)Total living area approximately 2601