15008 Azzurro Stone · San Antonio, TX 78112

$194,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 32 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $189k · at est. $106/mo HOA · 6% 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 +9.8/30.0
• ARV discount +6.1/15.0
• Condition / age +5.0/5.0
• Appreciation +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located in the Stone Garden subdivision
• HOA & community: Mandatory HOA; HOA fees collected quarterly; Association transfer fee applicable

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer service provided (GVSUD); Electricity: GVEC; Garbage service: Frontier
• Home design: New construction by Lennar; Slab entry (single-story layout implied by all bedrooms downstairs)
• Construction: Composition roof; Slab foundation; Built by Lennar; New home
• Exterior features: Brick, siding, and cement fiber exterior

Interior

• Kitchen: 10 x 10 kitchen; Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet and private full bath; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Bedroom 4: 11 x 10; Primary bedroom: 14 x 12
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Primary bathroom 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; 1 living area; Utility room inside; Laundry room; All bedrooms on lower level; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (13.8% below list).
• Recommended offer: $168k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Harmony El (math 21% / reading 17%, grade F, #3,739 of 4,322 statewide, top 87%, 684 students, 75% 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) — zoned schools at 57% FRL track the district average.
• Market conditions: 451 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-322 appreciation (-0.2% local appreciation)).
• 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 32 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $168,003 (13.8% 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 32 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $189,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15106 Azzurro Stone	0.06mi	4/2.0	1,575 (0%)	1mo	$196,999	$125	96
15028 Azzurro Stone	0.04mi	4/2.0	1,600 (+2%)	0mo	$197,999	$124	95
14805 Mudstone Pl	0.19mi	4/2.0	1,483 (-6%)	1mo	$177,999	$120	80
15103 Azzurro Stone	0.28mi	4/2.0	1,483 (-6%)	1mo	$177,999	$120	76
14809 Granite Gdn	0.22mi	3/2.0 (-1)	1,650 (+5%)	1mo	$221,999	$135	76
15111 Azzurro Stone	0.28mi	4/2.0	1,692 (+7%)	1mo	$195,999	$116	74
15027 Azzurro Stone	0.28mi	4/2.0	1,692 (+7%)	2mo	$180,999	$107	73
6630 Fiore Gdn	0.08mi	3/2.0 (-1)	1,354 (-14%)	1mo	$188,999	$140	67
6844 Marble Rdg	0.20mi	3/2.5 (-1)	1,360 (-14%)	0mo	$139,999	$103	61
6729 Marble Rdg	0.20mi	3/2.5 (-1)	1,360 (-14%)	0mo	$140,999	$104	60
6808 Marble Rdg	0.22mi	3/2.5 (-1)	1,360 (-14%)	1mo	$143,999	$106	59
6820 Marble Rdg	0.21mi	3/2.5 (-1)	1,360 (-14%)	2mo	$146,999	$108	59

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

Projected returns pro-forma

-0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.72×
• Total profit: $-15,171
• Equity at exit: $55,016

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $683
• Equity at exit: $64,864

Cash invested: $54,600 (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 78112

• Home prices YoY: -0.1%
• Active inventory: 451
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$106
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-126

Break-even live

Break-even rent $1,840

Max offer price $176,713

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-59	+0% $-126	+5% $-194	+10% $-261
Rent	-10% $-259	-5% $-193	+0% $-126	+5% $-60	+10% $6
Rate	-1.0pp $-28	-0.5pp $-77	base $-126	+0.5pp $-177	+1.0pp $-228

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6933 Biotite Rdg San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	12d	1	0.22mi
6941 Dorato Rdg San Antonio, TX	4.0	2.5	1952	$1,750	$0.90	6d	1	0.22mi
6933 Calcite Trl San Antonio, TX	4.0	2.0	1606	$1,695	$1.06	14d	1	0.24mi
6948 Calcite Trl San Antonio, TX	3.0	2.0	1440	$1,600	$1.11	0d	1	0.28mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1696	$1,700	$1.00	0d	1	0.97mi
14606 Hackamore Way Elmendorf, TX	4.0	2.0	1699	$1,700	$1.00	16d	1	0.97mi
14651 Latigo Loop Elmendorf, TX	4.0	2.0	1696	$1,750	$1.03	0d	1	1.07mi
7663 Stud Dr Elmendorf, TX	3.0	2.0	1233	$1,600	$1.30	0d	1	1.08mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 16 events

1. 2026-06-21
   days on market $194,999 Active 32 DOM
2. 2026-06-18
   days on market $194,999 Active 29 DOM
3. 2026-06-17
   days on market $194,999 Active 28 DOM
4. 2026-06-16
   days on market $194,999 Active 27 DOM
5. 2026-06-15
   days on market $194,999 Active 26 DOM
6. 2026-06-13
   days on market $194,999 Active 24 DOM
7. 2026-06-09
   days on market $194,999 Active 20 DOM
8. 2026-06-08
   days on market $194,999 Active 19 DOM
9. 2026-06-07
   statusdays on market $194,999 Active 18 DOM
10. 2026-06-04
    days on market $194,999 Price Change 15 DOM
11. 2026-06-03
    days on market $194,999 Price Change 14 DOM
12. 2026-06-02
    days on market $194,999 Price Change 13 DOM
13. 2026-06-01
    days on market $194,999 Price Change 12 DOM
14. 2026-05-31
    days on market $194,999 Price Change 11 DOM
15. 2026-05-21
    listed $199,999 New
16. 2026-05-20
    listed $199,999 Active 377-char remark

    Show marketing remark (377 chars)

    This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

ⓘ 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: $20,160
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − HOA: −$1,272
• − Depreciation: −$5,673
• Taxable loss: −$4,833
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-357/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 · 30 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a modern and well-maintained interior and exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and energy efficiency. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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

• City population: 1,806,925
• Population (ZIP): 9,959

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 39% White 24% Asian 1%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 14% · Canada
• Languages at home: 57% English-only · Spanish 42% 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: ▼ -0.17%
• Current HPI: 276.3302
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $199,999 LERA
• 2026-05-20 Listed $199,999 Zillow