RC Ridgeland Plan · San Antonio, TX 78264

$230,900

4 bd · 2.0 ba · 1,459 sqft · SingleFamily · 421 Days on market

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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).

• Cash flow +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• Intimate dining area
• Single-level home
• Easy patio access

Tags

• SINGLE-LEVEL HOME
• THOUGHTFULLY DESIGNED LAYOUT
• OPEN-CONCEPT LAYOUT
• WELL-EQUIPPED KITCHEN
• INTIMATE DINING AREA
• EASY PATIO ACCESS

Property features AI

Finance

• Financial info: List price $230,900

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Plan: RC Ridgeland; New construction plan

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Living area approximately 1,459

🏗️ New construction. The $230,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,227.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $231k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (22.0% below list).
• Recommended offer: $180k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 421 days — a 12% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000 (22.0% 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 421 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $223,227
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19012 Encanto Aly	0.09mi	3/2.0 (-1)	1,402 (-4%)	1mo	$171,999	$123	84
19004 Encanto Aly	0.10mi	4/2.0	1,575 (+8%)	1mo	$201,999	$128	81
3715 Garcia Grv	0.14mi	3/2.0 (-1)	1,402 (-4%)	2mo	$193,999	$138	80
3723 Garcia Grv	0.15mi	3/2.0 (-1)	1,411 (-3%)	3mo	$215,999	$153	80
19004 Arco Aly	0.22mi	3/2.0 (-1)	1,459 (0%)	13mo	$237,610	$163	74
3727 Garcia Grv	0.16mi	3/2.0 (-1)	1,600 (+10%)	2mo	$208,999	$131	70
4007 Garcia Grv	0.27mi	3/2.0 (-1)	1,459 (0%)	16mo	$219,900	$151	69
19008 Arco Aly	0.22mi	3/2.0 (-1)	1,402 (-4%)	13mo	$204,310	$146	68
4015 Garcia Grv	0.28mi	3/2.0 (-1)	1,402 (-4%)	14mo	$219,900	$157	64
19007 Arco Aly	0.25mi	3/2.0 (-1)	1,248 (-14%)	11mo	$195,610	$157	50
3923 Garcia Grv	0.25mi	3/2.0 (-1)	1,248 (-14%)	13mo	$206,845	$166	49
4011 Garcia Grv	0.27mi	3/2.0 (-1)	1,248 (-14%)	15mo	$207,900	$167	46

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.49×
• Total profit: $30,598
• Equity at exit: $112,464

10-year hold

• IRR: 10.3%
• Equity multiple: 2.70×
• Total profit: $106,276
• Equity at exit: $183,375

Cash invested: $62,504 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,171
• Tax est. 1.5%: −$279 /mo · $3,348/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-121

Break-even live

Break-even rent $1,953

Max offer price $205,766

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: $55,807
• Closing costs: $6,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 April Breeze Unit 103 Von Ormy, TX	3.0	2.5	1832	$1,800	$0.98	20d	1	0.78mi

Listing history 15 events

1. 2026-06-18
   days on market $230,900 Active 421 DOM
2. 2026-06-17
   days on market $230,900 Active 420 DOM
3. 2026-06-16
   days on market $230,900 Active 419 DOM
4. 2026-06-15
   days on market $230,900 Active 418 DOM
5. 2026-06-15
   days on market $230,900 Active 417 DOM
6. 2026-06-13
   days on market $230,900 Active 416 DOM
7. 2026-06-12
   days on market $230,900 Active 415 DOM
8. 2026-06-09
   days on market $230,900 Active 412 DOM
9. 2026-06-08
   days on market $230,900 Active 411 DOM
10. 2026-06-08
    days on market $230,900 Active 410 DOM
11. 2026-06-07
    days on market $230,900 Active 409 DOM
12. 2026-06-03
    days on market $230,900 Active 406 DOM
13. 2026-06-02
    days on market $230,900 Active 405 DOM
14. 2026-06-01
    days on market $230,900 Active 404 DOM
15. 2026-05-31
    days on market $230,900 Active 403 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$12,504
• − Property taxes: −$3,348
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,494
• Taxable loss: −$5,319
• Est. tax savings @ 24.0%: +$1,276
• After-tax cash flow: $-172/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.

Schools (NCES district)

• District: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 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): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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