4703 Legacy Trl · San Antonio, TX 78073

$199,999

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 106 Days on market

Built 2024 4,791 sqft lot Est $212k · 6% under $92/mo HOA · 5% of rent ↓ 15% since listing

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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).

• Cash flow +16.3/30.0
• ARV discount +10.0/15.0
• Appreciation +6.3/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

The Ramsey - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated COE April 2026. Prices and features may vary and are subject to change.

Key facts

• Intimate dining area
• Attached bathroom
• Walk-in closet

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $175k (12.7% below list).
• Recommended offer: $175k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: 323 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, 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 106 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,682 (12.7% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.87% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $211,709
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4703 Legacy Trl	0.00mi	4/2.0	1,667 (0%)	1mo	$199,999	$120	99
4639 Legacy Trl	0.02mi	4/2.0	1,667 (0%)	2mo	$200,999	$121	98
4615 Legacy Trl	0.08mi	4/2.0	1,667 (0%)	1mo	$214,999	$129	95
4606 Legacy Trl	0.12mi	4/2.0	1,667 (0%)	1mo	$207,999	$125	93
4631 Legacy Trl	0.04mi	4/2.5	1,885 (+13%)	2mo	$216,999	$115	73
4627 Legacy Trl	0.05mi	3/2.0 (-1)	1,474 (-12%)	2mo	$191,999	$130	72
4619 Legacy Trl	0.07mi	3/2.0 (-1)	1,474 (-12%)	1mo	$186,999	$127	72
4610 Legacy Trl	0.09mi	3/2.0 (-1)	1,474 (-12%)	1mo	$189,999	$129	71
4603 Legacy Trl	0.11mi	4/2.5	1,885 (+13%)	1mo	$219,999	$117	70
12922 Jeopardy Ave	0.44mi	3/2.0 (-1)	1,604 (-4%)	2mo	$244,684	$153	66
4615 Legacy Pt	0.09mi	3/2.0 (-1)	1,904 (+14%)	2mo	$241,999	$127	65
4819 Maiz Vly	0.73mi	4/2.0	1,687 (+1%)	0mo	$299,990	$178	64

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

Projected returns pro-forma

2.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.48×
• Total profit: $26,749
• Equity at exit: $85,470

10-year hold

• IRR: 11.3%
• Equity multiple: 2.62×
• Total profit: $90,841
• Equity at exit: $128,353

Cash invested: $56,000 (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 78073

• Home prices YoY: 0.9%
• Active inventory: 323
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$83
• HOA: −$92
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $108

Break-even live

Break-even rent $1,610

Max offer price $199,999

Occupancy floor 89%

Sensitivity live

Price	-10% $221	-5% $165	+0% $108	+5% $52	+10% $-5
Rent	-10% $-30	-5% $39	+0% $108	+5% $177	+10% $246
Rate	-1.0pp $209	-0.5pp $159	base $108	+0.5pp $56	+1.0pp $4

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4606 Legacy Trl Von Ormy, TX	4.0	2.0	1668	$1,695	$1.02	5d	1	0.14mi
4839 Legacy Pt Von Ormy, TX	4.0	2.0	1668	$1,795	$1.08	22d	1	0.18mi
13139 Watson Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1017	$1,901	$1.87	3d	1	0.54mi
4750 Broadside Ave Von Ormy, TX	3.0	2.5	2100	$1,845	$0.88	45d	1	0.57mi
12955 Fischer Rd Von Ormy, TX	1.0–4.0	1.0–2.0	1056	$1,586	$1.50	24d	1	0.71mi
11835 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	1.29mi
11815 Adoring Way Von Ormy, TX	4.0	2.0	1600	$1,750	$1.09	44d	1	1.32mi
6002 Sliding Way Von Ormy, TX	3.0	2.0	1402	$1,425	$1.02	24d	1	1.36mi
11635 Existing Run Von Ormy, TX	4.0	2.0	1900	$1,900	$1.00	44d	1	1.41mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 11 events

1. 2026-04-23
   status Pending
2. 2026-04-18
   price $199,999
3. 2026-04-17
   price $207,999
4. 2026-04-09
   price $227,999
5. 2026-04-07
   price $211,999
6. 2026-04-04
   price $227,999
7. 2026-03-19
   price $232,999
8. 2026-03-07
   price $231,999
9. 2026-02-04
   price $230,999
10. 2026-01-21
    price $229,999
11. 2026-01-07
    listed $234,999 New

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $572 · $48/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$3,088/yr (+$257/mo · 539.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,962
• − Mortgage interest: −$11,203
• − Property taxes: −$572
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$1,104
• − Depreciation: −$5,818
• Taxable loss: −$2,089
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $1,799/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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
• City population: 1,806,925
• Population (ZIP): 9,510

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 (81%)
• Race & ethnicity: Hispanic / Latino 81% Two or more races 33% White 16%
• Hispanic origin (detail): Mexican 75%
• Foreign-born: 12% · Canada
• Languages at home: 51% English-only · Spanish 48% German/W. Germanic 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: ▲ 2.60%
• Current HPI: 289.1266
• 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

-14.9% since first listed

11 events — show timeline

• 2026-04-23 Pending — LERA
• 2026-04-18 Price Changed $199,999 LERA
• 2026-04-17 Price Changed $207,999 LERA
• 2026-04-09 Price Changed $227,999 LERA
• 2026-04-07 Price Changed $211,999 LERA
• 2026-04-04 Price Changed $227,999 LERA
• 2026-03-19 Price Changed $232,999 LERA
• 2026-03-07 Price Changed $231,999 LERA
• 2026-02-04 Price Changed $230,999 LERA
• 2026-01-21 Price Changed $229,999 LERA
• 2026-01-07 Listed $234,999 LERA

Property tax history

+20.0%/yr

Latest (2025): $572 · +20.0% YoY. Source: county tax records.