Selene Plan · San Antonio, TX 78222

$212,540

3 bd · 2.0 ba · 1,286 sqft · SingleFamily · 140 Days on market

Good condition

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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).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• 1% rule +2.2/10.0
• Schools +1.9/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Selene is a thoughtfully designed two-story home that blends open living spaces with comfortable private areas. From the covered porch, you enter a welcoming foyer with a powder bath and staircase, leading into an open family room, dining area, and kitchen-ideal for everyday living and casual entertaining. A pantry and dedicated laundry room are conveniently located just off the main living area for added functionality. Upstairs, the primary bedroom offers a private retreat with a walk-in closet and en-suite bath. Two additional bedrooms share a full bath, with a linen closet nearby for extra storage. With its efficient layout, open-concept design, and practical spaces, the Selene supports an easy, approachable path to homeownership.

Key facts

• Covered porch
• Pantry
• Kitchen

Tags

• COVERED PORCH
• WELCOMING FOYER
• OPEN FAMILY ROOM
• DINING AREA
• KITCHEN
• PANTRY

🏗️ New construction. The $212,540 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $237,895.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (19.1% below list).
• Recommended offer: $172k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 140 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,985 (19.1% 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 140 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.72% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.14%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $237,895
• List price: $212,540
• Delta: -10.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4615 Flying Hooves	0.19mi	3/2.5	1,286 (0%)	0mo	$199,990	$156	89
5527 Rosillo Hl	0.20mi	3/2.0	1,310 (+2%)	1mo	$189,900	$145	87
4631 Flying Hooves	0.21mi	3/2.5	1,286 (0%)	2mo	$214,990	$167	86
3530 Horizon Lk	0.60mi	3/2.0	1,272 (-1%)	2mo	$185,000	$145	69
6002 Blind	0.52mi	3/2.0	1,232 (-4%)	2mo	$100,000	$81	67
5928 Lake Superior	0.68mi	4/2.0 (+1)	1,260 (-2%)	3mo	$185,000	$147	58
3831 Southton	0.52mi	3/2.5	1,415 (+10%)	1mo	$190,000	$134	56
4726 Flying Hooves	0.30mi	2/3.0 (-1)	1,106 (-14%)	0mo	$199,990	$181	54
5614 Salado Fls	0.68mi	3/2.0	1,182 (-8%)	2mo	$189,000	$160	53
6127 Southern Vis	0.60mi	3/2.5	1,415 (+10%)	1mo	$189,900	$134	52
3551 Lake Tahoe	0.58mi	3/2.0	1,131 (-12%)	2mo	$180,000	$159	51
3446 Glacier	0.74mi	3/2.0	1,178 (-8%)	2mo	$179,990	$153	50

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.18×
• Total profit: $-54,330
• Equity at exit: $35,471

10-year hold

• IRR: -15.2%
• Equity multiple: 0.09×
• Total profit: $-60,621
• Equity at exit: $20,569

Cash invested: $66,610 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$297 /mo · $3,568/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-285

Break-even live

Break-even rent $2,081

Max offer price $196,603

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-203	+0% $-285	+5% $-368	+10% $-450
Rent	-10% $-421	-5% $-353	+0% $-285	+5% $-217	+10% $-149
Rate	-1.0pp $-166	-0.5pp $-225	base $-285	+0.5pp $-347	+1.0pp $-410

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: $59,474
• Closing costs: $7,137
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	44d	1	0.16mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	20d	1	0.20mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	24d	1	0.26mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	44d	1	0.27mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	3d	1	0.28mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	22d	1	0.28mi
2610 Lakebriar St San Antonio, TX	3.0	2.0	1724	$1,675	$0.97	44d	1	0.46mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	21d	1	0.49mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	5d	1	0.51mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	13d	1	0.53mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	44d	1	0.54mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	3d	1	0.57mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	24d	1	0.57mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	13d	1	0.63mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	5d	1	0.63mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	17d	1	0.64mi
6123 Flower Mdw San Antonio, TX	4.0	2.0	1800	$1,795	$1.00	44d	1	0.66mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	5d	1	0.66mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	13d	1	0.67mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	24d	1	0.68mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	5d	1	0.69mi
6147 Still Mdw San Antonio, TX	3.0	2.0	1556	$1,459	$0.94	3d	1	0.69mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	13d	1	0.74mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	2d	1	0.76mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	44d	1	0.76mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	2d	1	0.78mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,510	$1.07	21d	1	0.82mi
6323 Sinclair Rd San Antonio, TX	3.0	2.0	1556	$1,510	$0.97	24d	1	0.83mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	3d	1	0.84mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	24d	1	0.86mi
3219 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,500	$0.97	5d	1	0.88mi
3239 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,435	$0.92	24d	1	0.89mi
3155 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,495	$0.96	13d	1	0.91mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	22d	1	0.91mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	4d	1	0.91mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	11d	1	0.95mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	24d	1	0.97mi
5011 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	44d	1	1.00mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	44d	1	1.03mi
5107 Blue Rnch San Antonio, TX	3.0	2.5	1529	$1,740	$1.14	24d	1	1.04mi

Listing history 16 events

1. 2026-06-18
   days on market $212,540 Active 140 DOM
2. 2026-06-17
   days on market $212,540 Active 139 DOM
3. 2026-06-16
   days on market $212,540 Active 138 DOM
4. 2026-06-15
   days on market $212,540 Active 137 DOM
5. 2026-06-13
   days on market $212,540 Active 135 DOM
6. 2026-06-09
   days on market $212,540 Active 131 DOM
7. 2026-06-08
   days on market $212,540 Active 130 DOM
8. 2026-06-07
   days on market $212,540 Active 129 DOM
9. 2026-06-04
   days on market $212,540 Active 126 DOM
10. 2026-06-03
    pricedays on market $212,540 Active 125 DOM
11. 2026-06-02
    days on market $211,540 Active 124 DOM
12. 2026-06-01
    days on market $211,540 Active 123 DOM
13. 2026-05-31
    days on market $211,540 Active 122 DOM
14. 2026-04-03
    price $211,540 747-char remark

    Show marketing remark (747 chars)

    The Selene is a thoughtfully designed two-story home that blends open living spaces with comfortable private areas. From the covered porch, you enter a welcoming foyer with a powder bath and staircase, leading into an open family room, dining area, and kitchen-ideal for everyday living and casual entertaining. A pantry and dedicated laundry room are conveniently located just off the main living area for added functionality. Upstairs, the primary bedroom offers a private retreat with a walk-in closet and en-suite bath. Two additional bedrooms share a full bath, with a linen closet nearby for extra storage. With its efficient layout, open-concept design, and practical spaces, the Selene supports an easy, approachable path to homeownership.

15. 2026-02-12
    price $209,740 747-char remark

    Show marketing remark (747 chars)

    The Selene is a thoughtfully designed two-story home that blends open living spaces with comfortable private areas. From the covered porch, you enter a welcoming foyer with a powder bath and staircase, leading into an open family room, dining area, and kitchen-ideal for everyday living and casual entertaining. A pantry and dedicated laundry room are conveniently located just off the main living area for added functionality. Upstairs, the primary bedroom offers a private retreat with a walk-in closet and en-suite bath. Two additional bedrooms share a full bath, with a linen closet nearby for extra storage. With its efficient layout, open-concept design, and practical spaces, the Selene supports an easy, approachable path to homeownership.

16. 2026-01-29
    listed $208,740 Active 747-char remark

    Show marketing remark (747 chars)

    The Selene is a thoughtfully designed two-story home that blends open living spaces with comfortable private areas. From the covered porch, you enter a welcoming foyer with a powder bath and staircase, leading into an open family room, dining area, and kitchen-ideal for everyday living and casual entertaining. A pantry and dedicated laundry room are conveniently located just off the main living area for added functionality. Upstairs, the primary bedroom offers a private retreat with a walk-in closet and en-suite bath. Two additional bedrooms share a full bath, with a linen closet nearby for extra storage. With its efficient layout, open-concept design, and practical spaces, the Selene supports an easy, approachable path to homeownership.

ⓘ 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: $20,638
• − Mortgage interest: −$13,326
• − Property taxes: −$3,568
• − Insurance: −$1,189
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,921
• Taxable loss: −$7,668
• Est. tax savings @ 24.0%: +$1,840
• After-tax cash flow: $-1,584/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 · 1 photo

Good 80/100 None rehab

The Selene Plan is a well-maintained two-story home with good condition and no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New windows and doors — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

+1.3% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $211,540 Zillow
• 2026-02-12 Price Changed $209,740 Zillow
• 2026-01-29 Listed $208,740 Zillow