7647 Varo Gln · San Antonio, TX 78263

$148,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 62 Days on market

Built 2026 Excellent condition 4,791 sqft lot $110/sqft · at area comps Est $147k · at est. $106/mo HOA · 7% of rent

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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 +13.8/30.0
• ARV discount +7.0/15.0
• Condition / age +5.0/5.0
• 1% rule +4.8/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous 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

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $149k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $14 ($167/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 $146k (2.3% below list).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• 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.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: 289 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k 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 62 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,059 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.98% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (median comp): $147,249
• List price: $148,999
• Delta: 1.19%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7642 Varo Gln	0.04mi	3/2.5	1,360 (0%)	1mo	$146,499	$108	98
6530 Dali Bnd	0.07mi	3/2.5	1,360 (0%)	2mo	$147,999	$109	95
7641 Barcelo Way	0.06mi	3/2.5	1,360 (0%)	4mo	$144,999	$107	94
6608 Dali Bnd	0.09mi	3/2.5	1,360 (0%)	3mo	$148,999	$110	94
7633 Barcelo Way	0.07mi	3/2.5	1,360 (0%)	4mo	$136,999	$101	94
7653 Barcelo Way	0.06mi	3/2.5	1,360 (0%)	5mo	$142,999	$105	93
7638 Barcelo Way	0.11mi	3/2.5	1,360 (0%)	5mo	$140,999	$104	91
7638 Varo Gln	0.04mi	3/2.5	1,189 (-13%)	1mo	$138,999	$117	76
6518 Dali Bnd	0.05mi	3/2.5	1,189 (-13%)	1mo	$140,999	$119	76
6538 Dali Bnd	0.08mi	3/2.5	1,189 (-13%)	2mo	$138,999	$117	74
7646 Varo Gln	0.04mi	4/2.5 (+1)	1,535 (+13%)	1mo	$175,999	$115	71
6526 Dali Bnd	0.06mi	4/2.5 (+1)	1,535 (+13%)	1mo	$150,999	$98	70

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-23,171
• Equity at exit: $22,216

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-18,683
• Equity at exit: $12,883

Cash invested: $41,720 (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 78263

• Home prices YoY: -8.1%
• Active inventory: 289
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$106
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $14

Break-even live

Break-even rent $1,438

Max offer price $148,999

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $65	+0% $14	+5% $-38	+10% $-89
Rent	-10% $-101	-5% $-44	+0% $14	+5% $71	+10% $129
Rate	-1.0pp $89	-0.5pp $52	base $14	+0.5pp $-25	+1.0pp $-64

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6530 Dali Bnd San Antonio, TX	3.0	2.5	1360	$1,550	$1.14	45d	1	0.03mi
6538 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,295	$1.09	16d	1	0.05mi
7649 Barcelo Way San Antonio, TX	4.0	2.5	1535	$1,547	$1.01	45d	1	0.05mi
6609 Dali Bnd San Antonio, TX	3.0	2.5	1189	$1,375	$1.16	45d	1	0.06mi
7316 Green Sapphire San Antonio, TX	4.0	2.0	1600	$1,750	$1.09	23d	1	1.00mi
7358 Orange Sapphire San Antonio, TX	4.0	2.0	1483	$1,545	$1.04	0d	1	1.13mi
8511 Opal Pl San Antonio, TX	3.0	2.0	1375	$1,475	$1.07	45d	1	1.20mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 14 events

1. 2026-06-16
   status $148,999 Pending 62 DOM
2. 2026-06-15
   days on market $148,999 Active 62 DOM
3. 2026-06-13
   statusdays on market $148,999 Active 60 DOM
4. 2026-06-09
   days on market $148,999 Price Change 56 DOM
5. 2026-06-08
   days on market $148,999 Price Change 55 DOM
6. 2026-06-07
   days on market $148,999 Price Change 54 DOM
7. 2026-06-04
   days on market $148,999 Price Change 51 DOM
8. 2026-06-03
   days on market $148,999 Price Change 50 DOM
9. 2026-06-02
   days on market $148,999 Price Change 49 DOM
10. 2026-06-02
    price $148,999 Price Change 48 DOM
11. 2026-06-01
    days on market $168,999 Price Change 48 DOM
12. 2026-05-31
    days on market $168,999 Price Change 47 DOM
13. 2026-05-15
    price $168,499 522-char remark

    Show marketing remark (522 chars)

    The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous 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.

14. 2026-04-14
    listed $167,999 New 522-char remark

    Show marketing remark (522 chars)

    The Pima - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous 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.

ⓘ 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: $17,462
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − HOA: −$1,272
• − Depreciation: −$4,335
• Taxable loss: −$2,264
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $710/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 · 6 photos

Excellent 100/100 None rehab

This two-story home is move-in ready with excellent condition and a spacious, open floorplan. Potential buyers and renters will appreciate the well-maintained exterior, interior, and landscaping, as well as the opportunity for updates to further enhance its value.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to potential buyers/renters.
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Smart home integration — Adding smart home features can increase the home's appeal and marketability, especially for tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and property value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to potential buyers/renters. ↑
• Both HVAC system upgrade — A new HVAC system can improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Smart home integration — Adding smart home features can increase the home's appeal and marketability, especially for tech-savvy buyers/renters. ↑

ⓘ 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

• Population (ZIP): 4,514

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 45% White 43% Two or more races 24% Black 10%
• Hispanic origin (detail): Mexican 35% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 9% Iranian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada, Dominican Republic
• Languages at home: 71% English-only · Spanish 29%

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: ▼ -28.29%
• Current HPI: 322.4738
• 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

+0.3% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $168,499 LERA
• 2026-04-14 Listed $167,999 LERA