Brower Plan · San Antonio, TX 78112

$168,499

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 124 Days on market

Good 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $168,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $149,343.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (3.6% below list).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 442 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $785 of equity ($1k loan paydown + $-247 appreciation (-0.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $148,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $149,343
• List price: $168,499
• Delta: 12.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15102 Azzurro Stone	0.10mi	3/2.0	1,266 (+4%)	1mo	$177,999	$141	88
6837 Chert Chase	0.20mi	3/2.0	1,192 (-2%)	0mo	$130,999	$110	87
6813 Chert Chase	0.20mi	3/2.0	1,192 (-2%)	1mo	$136,999	$115	87
6725 Marble Rdg	0.25mi	3/2.5	1,189 (-2%)	0mo	$146,999	$124	82
6630 Fiore Gdn	0.06mi	3/2.0	1,354 (+12%)	1mo	$188,999	$140	77
6729 Marble Rdg	0.25mi	3/2.5	1,360 (+12%)	0mo	$140,999	$104	66
6844 Marble Rdg	0.29mi	3/2.5	1,360 (+12%)	0mo	$139,999	$103	64
6857 Chert Chase	0.21mi	3/2.0	1,033 (-15%)	2mo	$136,999	$133	64
6845 Chert Chase	0.20mi	3/2.0	1,033 (-15%)	2mo	$136,999	$133	64
6808 Marble Rdg	0.29mi	3/2.5	1,360 (+12%)	1mo	$143,999	$106	63
6820 Marble Rdg	0.29mi	3/2.5	1,360 (+12%)	2mo	$146,999	$108	63
6832 Marble Rdg	0.29mi	3/2.5	1,360 (+12%)	2mo	$169,999	$125	63

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.25×
• Total profit: $10,489
• Equity at exit: $42,135

10-year hold

• IRR: 10.7%
• Equity multiple: 2.15×
• Total profit: $48,119
• Equity at exit: $49,677

Cash invested: $41,816 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 442
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$783
• Tax est. 1.5%: −$187 /mo · $2,240/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $251

Break-even live

Break-even rent $1,306

Max offer price $149,343

Occupancy floor 80%

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: $37,336
• Closing costs: $4,480
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	10d	1	0.39mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	1d	1	0.48mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	1d	1	1.26mi

Listing history 19 events

1. 2026-06-18
   days on market $168,499 Active 124 DOM
2. 2026-06-17
   days on market $168,499 Active 123 DOM
3. 2026-06-16
   days on market $168,499 Active 122 DOM
4. 2026-06-15
   price $168,499 Active 121 DOM
5. 2026-06-15
   days on market $168,249 Active 121 DOM
6. 2026-06-13
   days on market $168,249 Active 119 DOM
7. 2026-06-09
   days on market $168,249 Active 115 DOM
8. 2026-06-08
   days on market $168,249 Active 114 DOM
9. 2026-06-08
   price $168,249 Active 113 DOM
10. 2026-06-07
    days on market $167,999 Active 113 DOM
11. 2026-06-04
    days on market $167,999 Active 110 DOM
12. 2026-06-03
    days on market $167,999 Active 109 DOM
13. 2026-06-02
    days on market $167,999 Active 108 DOM
14. 2026-06-01
    days on market $167,999 Active 107 DOM
15. 2026-05-31
    days on market $167,999 Active 106 DOM
16. 2026-05-01
    price $167,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

17. 2026-04-17
    price $164,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

18. 2026-03-16
    price $169,999 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

19. 2026-02-14
    listed $164,999 Active 401-char remark

    Show marketing remark (401 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $19,490
• − Mortgage interest: −$8,366
• − Property taxes: −$2,240
• − Insurance: −$747
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,345
• Taxable income: $675
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $2,851/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 Cosmetic rehab

This single-level home features a spacious open floorplan with modern finishes and a good condition. It is ready for a new owner or tenant with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace window seals — Sealed windows improve energy efficiency and reduce heating/cooling costs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace window seals — Sealed windows improve energy efficiency and reduce heating/cooling costs. ↑

ⓘ 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: 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

• City population: 1,806,925
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% Tagalog/Filipino 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: ▼ -0.17%
• Current HPI: 276.3302
• 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

Price history

+1.8% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $167,999 Zillow
• 2026-04-17 Price Changed $164,999 Zillow
• 2026-03-16 Price Changed $169,999 Zillow
• 2026-02-14 Listed $164,999 Zillow