Frio Plan · San Antonio, TX 78252

$275,990

3 bd · 2.0 ba · 1,362 sqft · SingleFamily · 443 Days on market

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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
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Cash flow +4.0/30.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Frio floor plan is as exciting for its features as it is for the tremendous value. A package of dynamite, this home boasts three bedrooms, two walk-in closets and two baths joined with a huge family room and a large kitchen/dining area. Upon entry of the home, you are met with access to your two-car garage. If you are needing the extra storage space, you are able to opt for an extra 1/2-car garage! You are then guided to the heart of the home - the sizable family room that faces the kitchen. This layout is ideal for hosting gatherings for all your friends and family. Opening up to the family room is your conveniently-designed kitchen and breakfast/dining room combination with entry to your walk-in utility room. The kitchen area is equipped with exclusive features like granite countertops, designer light fixtures, and flat-panel birch cabinets - these features alone are sure to please any crowd! Leading to your backyard from the breakfast/dining area, you can decide to include a covered patio if you like to get a breath of fresh air while being protected from the weather. The three large bedrooms are the perfect size for your family or guests when they come to visit. The second and third bedrooms are placed at the front of the home, with the third bedroom boasting a walk-in closet. The secondary bathroom lies conveniently between the two bedrooms. If you are looking to find the balance between work and play with a designated area to get things done, opt to transform the. ..

Key facts

• Walk-in closets
• Huge family room
• Walk-in utility room

Tags

• WALK-IN CLOSETS
• HUGE FAMILY ROOM
• LARGE KITCHEN DINING AREA
• CONVENIENTLY DESIGNED KITCHEN
• WALK-IN UTILITY ROOM
• GRANITE COUNTERTOPS

🏗️ New construction. The $275,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,619.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $-958 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (25.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (35.0% below list).
• Recommended offer: $179k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• 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.
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $2k of equity ($2k loan paydown + $-6 appreciation (-0.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 443 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,388 (35.0% 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 443 days. Have you received any prior offers? Is the seller open to a 35% 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: 0.52% ✗
• Cap rate: 2.95%
• Cash-on-cash: -11.94%
• DSCR: 0.47
• GRM: 16.0

CMA / ARV

• ARV (median comp): $343,619
• List price: $275,990
• Delta: -19.68%
• 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
7243 King Bnd	0.46mi	3/2.0	1,402 (+3%)	1mo	$279,990	$200	72
7250 King Bnd	0.47mi	3/2.0	1,402 (+3%)	1mo	$279,990	$200	72
7411 Winding Pass	0.41mi	3/2.0	1,402 (+3%)	10mo	$279,990	$200	67
14422 Woodland Holw	0.46mi	3/2.0	1,402 (+3%)	12mo	$276,990	$198	64
7310 King Bnd	0.39mi	3/2.0	1,536 (+13%)	5mo	$291,990	$190	57
7239 King Bnd	0.46mi	3/2.0	1,536 (+13%)	2mo	$295,490	$192	56
7303 Winding Pass	0.39mi	3/2.0	1,536 (+13%)	8mo	$287,490	$187	54
7327 Winding Pass	0.40mi	3/2.0	1,536 (+13%)	9mo	$294,890	$192	52
7211 Winding Pass	0.40mi	3/2.0	1,536 (+13%)	10mo	$311,990	$203	52
14430 Woodland Holw	0.47mi	3/2.0	1,212 (-11%)	12mo	$267,990	$221	50
7318 King Bnd	0.58mi	3/2.0	1,536 (+13%)	3mo	$299,990	$195	50
14410 Woodland Holw	0.46mi	3/2.0	1,536 (+13%)	11mo	$291,490	$190	48

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.21×
• Total profit: $-76,295
• Equity at exit: $99,745

10-year hold

• IRR: -12.5%
• Equity multiple: -0.25×
• Total profit: $-120,124
• Equity at exit: $119,874

Cash invested: $96,213 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,802
• Tax est. 1.5%: −$430 /mo · $5,154/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-958

Break-even live

Break-even rent $3,006

Max offer price $205,066

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: $85,905
• Closing costs: $10,309
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7063 Sycamore Pass San Antonio, TX	4.0	2.0	1866	$1,950	$1.05	20d	1	0.15mi
14739 Sycamore Xing San Antonio, TX	4.0	2.0	1734	$2,300	$1.33	4d	1	0.16mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	4d	1	0.86mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	0.87mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	21d	1	0.90mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	12d	1	0.91mi
14234 Llama Pl San Antonio, TX	3.0	2.0	1244	$1,500	$1.21	43d	1	0.91mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	4d	1	0.93mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	43d	1	0.93mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	43d	1	0.93mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	43d	1	0.94mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	0.95mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	21d	1	0.95mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	23d	1	0.97mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	43d	1	1.01mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	23d	1	1.01mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	43d	1	1.03mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	43d	1	1.03mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	12d	1	1.03mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	23d	1	1.07mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	17d	1	1.07mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	12d	1	1.11mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	17d	1	1.15mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	23d	1	1.15mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	23d	1	1.16mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	1.19mi
212 County Road 485 Castroville, TX	3.0	2.0	1238	$1,500	$1.21	3d	1	1.20mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	43d	1	1.21mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	23d	1	1.21mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	43d	1	1.23mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	23d	1	1.27mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	12d	1	1.28mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	43d	1	1.29mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	23d	1	1.30mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	23d	1	1.30mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	23d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $275,990 Active 443 DOM
2. 2026-06-17
   days on market $275,990 Active 442 DOM
3. 2026-06-16
   days on market $275,990 Active 441 DOM
4. 2026-06-15
   days on market $275,990 Active 440 DOM
5. 2026-06-13
   days on market $275,990 Active 438 DOM
6. 2026-06-09
   days on market $275,990 Active 434 DOM
7. 2026-06-08
   days on market $275,990 Active 433 DOM
8. 2026-06-07
   days on market $275,990 Active 432 DOM
9. 2026-06-04
   days on market $275,990 Active 429 DOM
10. 2026-06-03
    days on market $275,990 Active 428 DOM
11. 2026-06-02
    days on market $275,990 Active 427 DOM
12. 2026-06-02
    days on market $275,990 Active 426 DOM
13. 2026-05-31
    days on market $275,990 Active 425 DOM
14. 2025-12-06
    price $275,990 1501-char remark

    Show marketing remark (1501 chars)

    The Frio floor plan is as exciting for its features as it is for the tremendous value. A package of dynamite, this home boasts three bedrooms, two walk-in closets and two baths joined with a huge family room and a large kitchen/dining area. Upon entry of the home, you are met with access to your two-car garage. If you are needing the extra storage space, you are able to opt for an extra 1/2-car garage! You are then guided to the heart of the home - the sizable family room that faces the kitchen. This layout is ideal for hosting gatherings for all your friends and family. Opening up to the family room is your conveniently-designed kitchen and breakfast/dining room combination with entry to your walk-in utility room. The kitchen area is equipped with exclusive features like granite countertops, designer light fixtures, and flat-panel birch cabinets - these features alone are sure to please any crowd! Leading to your backyard from the breakfast/dining area, you can decide to include a covered patio if you like to get a breath of fresh air while being protected from the weather. The three large bedrooms are the perfect size for your family or guests when they come to visit. The second and third bedrooms are placed at the front of the home, with the third bedroom boasting a walk-in closet. The secondary bathroom lies conveniently between the two bedrooms. If you are looking to find the balance between work and play with a designated area to get things done, opt to transform the. ..

15. 2025-09-06
    price $283,990 1501-char remark

    Show marketing remark (1501 chars)

    The Frio floor plan is as exciting for its features as it is for the tremendous value. A package of dynamite, this home boasts three bedrooms, two walk-in closets and two baths joined with a huge family room and a large kitchen/dining area. Upon entry of the home, you are met with access to your two-car garage. If you are needing the extra storage space, you are able to opt for an extra 1/2-car garage! You are then guided to the heart of the home - the sizable family room that faces the kitchen. This layout is ideal for hosting gatherings for all your friends and family. Opening up to the family room is your conveniently-designed kitchen and breakfast/dining room combination with entry to your walk-in utility room. The kitchen area is equipped with exclusive features like granite countertops, designer light fixtures, and flat-panel birch cabinets - these features alone are sure to please any crowd! Leading to your backyard from the breakfast/dining area, you can decide to include a covered patio if you like to get a breath of fresh air while being protected from the weather. The three large bedrooms are the perfect size for your family or guests when they come to visit. The second and third bedrooms are placed at the front of the home, with the third bedroom boasting a walk-in closet. The secondary bathroom lies conveniently between the two bedrooms. If you are looking to find the balance between work and play with a designated area to get things done, opt to transform the. ..

16. 2025-04-01
    listed $275,990 Active 1501-char remark

    Show marketing remark (1501 chars)

    The Frio floor plan is as exciting for its features as it is for the tremendous value. A package of dynamite, this home boasts three bedrooms, two walk-in closets and two baths joined with a huge family room and a large kitchen/dining area. Upon entry of the home, you are met with access to your two-car garage. If you are needing the extra storage space, you are able to opt for an extra 1/2-car garage! You are then guided to the heart of the home - the sizable family room that faces the kitchen. This layout is ideal for hosting gatherings for all your friends and family. Opening up to the family room is your conveniently-designed kitchen and breakfast/dining room combination with entry to your walk-in utility room. The kitchen area is equipped with exclusive features like granite countertops, designer light fixtures, and flat-panel birch cabinets - these features alone are sure to please any crowd! Leading to your backyard from the breakfast/dining area, you can decide to include a covered patio if you like to get a breath of fresh air while being protected from the weather. The three large bedrooms are the perfect size for your family or guests when they come to visit. The second and third bedrooms are placed at the front of the home, with the third bedroom boasting a walk-in closet. The secondary bathroom lies conveniently between the two bedrooms. If you are looking to find the balance between work and play with a designated area to get things done, opt to transform the. ..

ⓘ 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: $21,527
• − Mortgage interest: −$19,248
• − Property taxes: −$5,154
• − Insurance: −$1,718
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$9,996
• Taxable loss: −$18,034
• Est. tax savings @ 24.0%: +$4,328
• After-tax cash flow: $-7,162/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: 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-06 Price Changed $275,990 Zillow
• 2025-09-06 Price Changed $283,990 Zillow
• 2025-04-01 Listed $275,990 Zillow