12043 La Cuchilla · San Antonio, TX 78245

$208,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 55 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $259k · 19% under $90/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cibola - Upon entry of this new two-story home is a well-equipped kitchen, dining area and family room arranged in a desirable open floorplan that promotes seamless transitions between spaces. The second level showcases all four bedrooms to provide restful retreats, including the owner's suite with an adjoining bathroom and walk-in closet. Estimated Completion July 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $270 quarterly; Association transfer fee $450; Community amenities include pool, park/playground, jogging trails

Exterior

• Parking: 1-car garage
• Utilities: Water system (SAWS); Sewer system (SAWS); Gas supplied by Unigas; Electricity supplied by CPC; Garbage service by Frontier
• Home design: New construction by Lennar; Approximate age: new; Entry level: upper-level bedrooms; Subdivision: Tres Laurels
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen approx. 14 x 9
• Bedrooms: Master bedroom on upper level with walk-in closet and full bath; Bedroom 2: 10 x 9; Bedroom 3: 10 x 9; Bedroom 4: 10 x 9; Master bedroom: 14 x 10
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; Master bath with shower only and single vanity
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Laundry room (upper level); All bedrooms on upper level; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $209k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-39 ($-465/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.4% below list).
• Recommended offer: $189k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: Ladera El (756 students, 51% 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 54% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 55 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,321 (9.4% 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 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $259,415
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12125 La Cuchilla	0.20mi	4/2.5	1,535 (0%)	2mo	$208,999	$136	89
12137 La Cuchilla	0.20mi	4/2.5	1,535 (0%)	2mo	$209,999	$137	89
3446 Angus Xing	0.36mi	3/2.0 (-1)	1,540 (+0%)	8mo	$259,999	$169	68
3227 Onion Crk	0.51mi	3/2.0 (-1)	1,540 (+0%)	2mo	$169,900	$110	67
11815 Deloache Vale	0.20mi	3/2.0 (-1)	1,442 (-6%)	9mo	$324,000	$225	66
3443 Stoney Byu	0.39mi	3/2.5 (-1)	1,627 (+6%)	1mo	$200,900	$123	66
12402 Winding Oak Rdg	0.30mi	3/2.0 (-1)	1,354 (-12%)	1mo	$210,999	$156	59
3219 Davis Trce	0.73mi	3/2.0 (-1)	1,535 (0%)	3mo	$295,950	$193	57
3019 Haynie Mesa	0.70mi	3/2.0 (-1)	1,535 (0%)	6mo	$295,950	$193	55
3027 Haynie Mesa	0.69mi	3/2.0 (-1)	1,489 (-3%)	3mo	$298,950	$201	53
3026 Haynie Mesa	0.74mi	3/2.0 (-1)	1,651 (+8%)	2mo	$310,950	$188	44
3110 Lamoka Lk	0.69mi	3/2.5 (-1)	1,698 (+11%)	1mo	$249,900	$147	44

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-41,797
• Equity at exit: $31,162

10-year hold

• IRR: -24.6%
• Equity multiple: -0.04×
• Total profit: $-60,671
• Equity at exit: $18,070

Cash invested: $58,520 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1172
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,096
• Tax est. 1.5%: −$261 /mo · $3,135/yr
• Insurance: −$87
• HOA: −$90
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-39

Break-even live

Break-even rent $1,942

Max offer price $203,398

Occupancy floor 97%

Sensitivity live

Price	-10% $106	-5% $34	+0% $-39	+5% $-111	+10% $-183
Rent	-10% $-188	-5% $-113	+0% $-39	+5% $36	+10% $111
Rate	-1.0pp $67	-0.5pp $14	base $-39	+0.5pp $-93	+1.0pp $-148

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12141 Pease Riv San Antonio, TX	3.0	2.0	1396	$1,595	$1.14	4d	1	0.26mi
12126 Sampson Crk San Antonio, TX	3.0	2.0	1489	$1,895	$1.27	25d	1	0.29mi
12118 Pease Riv San Antonio, TX	3.0	2.0	1540	$1,850	$1.20	14d	1	0.29mi
12010 Mulberry Crk Unit NA San Antonio, TX	3.0	2.0	1296	$1,850	$1.43	16d	1	0.45mi
11902 Mulberry Crk San Antonio, TX	3.0	2.0	1413	$1,647	$1.17	45d	1	0.52mi
3203 Onion Crk San Antonio, TX	3.0	2.0	1413	$1,750	$1.24	0d	1	0.54mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	45d	1	0.55mi
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	45d	1	0.57mi
3127 Keuka Park Dr San Antonio, TX	3.0	2.5	1698	$1,950	$1.15	25d	1	0.60mi
3111 Lamoka Lk San Antonio, TX	3.0	2.5	1509	$1,600	$1.06	45d	1	0.67mi
3111 Lamoka Lk San Antonio, TX	3.0	3.0	1508	$1,600	$1.06	3d	1	0.67mi
4715 Corona Australis San Antonio, TX	3.0	2.5	2081	$1,950	$0.94	45d	1	0.76mi
4615 Serpens San Antonio, TX	3.0	2.5	1747	$1,800	$1.03	25d	1	0.80mi
2840 Tengyc Bow San Antonio, TX	4.0	2.0	1704	$1,775	$1.04	46d	1	0.86mi
12528 Corona Borealis San Antonio, TX	3.0	2.5	2058	$1,795	$0.87	25d	1	0.88mi
4931 Jovian San Antonio, TX	3.0	2.5	2058	$1,795	$0.87	25d	1	0.89mi
12879 Cygnus San Antonio, TX	4.0	2.5	2121	$2,150	$1.01	23d	1	0.90mi
12879 Cygnus San Antonio, TX	4.0	2.5	2120	$2,150	$1.01	45d	1	0.90mi
12627 Corona Borealis San Antonio, TX	3.0	2.0	1408	$1,680	$1.19	45d	1	0.91mi
12510 Galatea San Antonio, TX	3.0	2.0	1212	$1,575	$1.30	19d	1	0.92mi
5010 Jovian San Antonio, TX	3.0	2.0	1536	$2,100	$1.37	6d	1	0.92mi
12507 Antilia San Antonio, TX	3.0	3.0	2060	$2,200	$1.07	45d	1	0.93mi
12515 Antilia San Antonio, TX	3.0	2.0	1405	$1,800	$1.28	12d	1	0.95mi
4546 Longhorn Crst San Antonio, TX	4.0	2.0	1720	$2,200	$1.28	0d	1	0.96mi
12603 Antilia San Antonio, TX	3.0	2.5	2058	$1,795	$0.87	6d	1	0.97mi
13078 Cygnus San Antonio, TX	4.0	1.0–3.0	1662	$2,118	$1.27	0d	6	0.98mi
14618 Fowler Rdg San Antonio, TX	3.0	2.0	1266	$1,776	$1.40	16d	1	0.98mi
11513 Thackery Haze San Antonio, TX	4.0	2.5	2223	$1,850	$0.83	19d	1	0.99mi
11806 Black Rose San Antonio, TX	4.0	2.5	2100	$2,150	$1.02	45d	1	0.99mi
11623 Blackmore Leap San Antonio, TX	4.0	2.5	2106	$1,900	$0.90	25d	1	0.99mi
11718 Classmore Gap San Antonio, TX	3.0	2.0	1918	$2,100	$1.09	4d	1	1.00mi
11556 Mustang Grv San Antonio, TX	3.0	2.0	1929	$2,150	$1.11	22d	1	1.03mi
11727 Black Rose San Antonio, TX	3.0	2.0	1316	$1,595	$1.21	0d	1	1.03mi
11806 Red Pheasant San Antonio, TX	3.0	2.0	1252	$1,550	$1.24	6d	1	1.03mi
3011 Lindenwood Way San Antonio, TX	3.0	2.5	1700	$1,955	$1.15	25d	1	1.04mi
11752 Red Pheasant San Antonio, TX	3.0	2.0	1246	$1,595	$1.28	25d	1	1.05mi
12530 Larissa San Antonio, TX	3.0	2.0	1661	$2,300	$1.38	25d	1	1.06mi
11732 Red Pheasant San Antonio, TX	3.0	2.5	1780	$1,795	$1.01	25d	1	1.08mi
11735 Midnight Rain San Antonio, TX	4.0	2.0	1417	$1,595	$1.13	22d	1	1.10mi
2917 Wentwood Run San Antonio, TX	4.0	2.0	1650	$1,825	$1.11	18d	1	1.13mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 15 events

1. 2026-06-18
   status $208,999 Pending 55 DOM
2. 2026-06-18
   days on market $208,999 Active 55 DOM
3. 2026-06-17
   days on market $208,999 Active 54 DOM
4. 2026-06-16
   days on market $208,999 Active 53 DOM
5. 2026-06-15
   days on market $208,999 Active 52 DOM
6. 2026-06-13
   days on market $208,999 Active 50 DOM
7. 2026-06-09
   days on market $208,999 Active 46 DOM
8. 2026-06-08
   days on market $208,999 Active 45 DOM
9. 2026-06-07
   days on market $208,999 Active 44 DOM
10. 2026-06-04
    days on market $208,999 Active 41 DOM
11. 2026-06-03
    days on market $208,999 Active 40 DOM
12. 2026-06-02
    days on market $208,999 Active 39 DOM
13. 2026-06-01
    days on market $208,999 Active 38 DOM
14. 2026-05-31
    remarks 533-char remark
15. 2026-05-31
    listed $208,999 Active 37 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: $22,719
• − Mortgage interest: −$11,707
• − Property taxes: −$3,135
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$1,080
• − Depreciation: −$6,080
• Taxable loss: −$3,964
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $487/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

Excellent 100/100 None rehab

This new two-story home is move-in ready with excellent condition and modern finishes. Potential buyers can appreciate the home's curb appeal and interior aesthetics, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency ↑
• Both Adding smart home features — Smart home features can increase the home's value and attract tech-savvy buyers ↑

ⓘ 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: 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

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: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• Metro: San Antonio-New Braunfels, TX
• 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

-0.5% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $208,999 LERA
• 2026-04-24 Listed $209,999 LERA