13126 Rosemary Cv · San Antonio, TX 78152

$238,500

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 310 Days on market

Built 2020 5,401 sqft lot Est $292k · 18% under $22/mo HOA · 1% of rent ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +5.6/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.3/5.0

Listing remarks

Built in 2020, this beautifully maintained single-story home offers 3 bedrooms and 2 bathrooms in a bright, open layout. The heart of the home is the stunning kitchen, complete with white cabinets, quartz countertops, gas cooking, and stainless steel appliances - blending style and functionality for both everyday living and entertaining. The living and dining areas are filled with plenty of natural light, creating a warm and inviting atmosphere that's perfect for relaxing or hosting guests. The primary suite offers a peaceful retreat, while two additional bedrooms are ideal for family, guests, or a home office or gym. Outside, the backyard is ready for your personal touch - whether that's w

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $65 quarterly; Association transfer fee $250; Subdivision: Sage Meadows UT-1

Exterior

• Parking: 2-car garage
• Utilities: City water; SAWS water supplier; CPS gas supplier; CPS electricity supplier; Frontier garbage service
• Home design: Pre-owned single-family home built by Lennar (approximately 6 years old); Accessible/adaptive home with no steps and no stairs; Bathroom and bedroom on first floor; Open entry (entry room 11 x 5)
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior; Street paved with curbs and sidewalks; Interstate highway within 1 mile

Interior

• Kitchen: Gas cooking; Stove/Range; Microwave; Dishwasher; Disposal; Breakfast bar; Kitchen dimensions 15 x 14
• Bedrooms: Master bedroom (lower level) with walk-in closet, ceiling fan and attached full bath; Bedroom 2 (12 x 10); Bedroom 3 (12 x 10); Master bedroom dimensions 15 x 12
• Flooring: Carpet; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only and double vanity; Master bath dimensions 10 x 10
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Garage door opener; Water softener plumbing; Open floor plan; Breakfast bar; Cable TV available; High-speed internet available; All bedrooms on main floor; Ground level / no steps; Laundry room on main level; Walk-in closets; All window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.1% below list).
• Recommended offer: $176k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% FRL); Ray D Corbett J H (math 52% / reading 49%, grade C, #333 of 1,662 statewide, top 21%, 1,188 students, 40% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents soft (-0.9%/yr); 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 17% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,327 (26.1% 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 310 days. Have you received any prior offers? Is the seller open to a 26% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $291,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5506 Daniel Way	0.34mi	3/2.0	1,500 (+3%)	5mo	$189,500	$126	75
13108 Bay Point Way	0.22mi	3/2.0	1,330 (-9%)	11mo	$279,990	$211	66
12752 El Arrayan	0.68mi	3/2.0	1,442 (-1%)	2mo	$316,000	$219	65
5433 Shasta Pl	0.33mi	3/2.0	1,556 (+7%)	11mo	$279,990	$180	64
5736 E FM 1518	0.23mi	3/1.5	1,611 (+10%)	9mo	$190,000	$118	62
13612 Helton Pass	0.66mi	3/2.0	1,412 (-3%)	7mo	$274,990	$195	58
13608 Helton Pass	0.66mi	4/2.0 (+1)	1,384 (-5%)	1mo	$284,990	$206	55
13635 Helton Pass	0.66mi	3/2.0	1,331 (-9%)	6mo	$279,990	$210	50
12728 El Arrayan	0.68mi	3/2.0	1,651 (+13%)	2mo	$329,500	$200	45
12780 El Arrayan	0.68mi	3/2.0	1,650 (+13%)	3mo	$336,165	$204	44
12820 El Arrayan	0.68mi	3/2.0	1,650 (+13%)	4mo	$319,999	$194	43
12811 El Arrayan	0.68mi	3/2.0	1,650 (+13%)	9mo	$327,500	$198	39

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

Projected returns pro-forma

1.24% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-7,114
• Equity at exit: $84,461

10-year hold

• IRR: 1.3%
• Equity multiple: 1.15×
• Total profit: $10,132
• Equity at exit: $114,632

Cash invested: $66,780 (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 78152

• Home prices YoY: 0.4%
• Rents YoY: -0.9%
• Active inventory: 158
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,251
• Tax from tax record: −$166 /mo · $1,989/yr
• Insurance: −$99
• HOA: −$22
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-145

Break-even live

Break-even rent $1,947

Max offer price $212,914

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-77	+0% $-145	+5% $-212	+10% $-280
Rent	-10% $-284	-5% $-214	+0% $-145	+5% $-75	+10% $-6
Rate	-1.0pp $-25	-0.5pp $-84	base $-145	+0.5pp $-207	+1.0pp $-270

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: $59,625
• Closing costs: $7,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5333 Basil Chase Converse, TX	3.0	2.0	1474	$1,680	$1.14	17d	1	0.09mi
5510 Basil Chase St Hedwig, TX	3.0	2.0	1217	$1,625	$1.34	20d	1	0.11mi
5546 Basil Chase Converse, TX	3.0	2.0	1217	$1,829	$1.50	5d	1	0.12mi
13014 Rosemary Cv Saint Hedwig, TX	3.0	2.0	1479	$1,800	$1.22	26d	1	0.12mi
13302 Savory Pl Converse, TX	3.0	2.0	1217	$1,499	$1.23	14d	1	0.18mi
5330 Lisa Pt Converse, TX	3.0	2.5	1250	$1,450	$1.16	0d	1	0.18mi
5330 Lisa Pt Apt 102 St Hedwig, TX	3.0	2.5	1250	$1,400	$1.12	0d	1	0.18mi
13111 Bay Point Way Saint Hedwig, TX	3.0	2.0	1642	$1,595	$0.97	26d	1	0.20mi
12922 Sage Turn Saint Hedwig, TX	4.0	2.0	1667	$1,597	$0.96	26d	1	0.35mi
5424 Thyme Cor Saint Hedwig, TX	4.0	2.0	1667	$1,450	$0.87	22d	1	0.37mi
13519 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	6d	1	0.43mi
5135 Morning Graze Saint Hedwig, TX	3.0	2.0	1211	$1,575	$1.30	24d	1	0.46mi
13715 Summer Lgt Saint Hedwig, TX	3.0	2.0	1401	$1,645	$1.17	0d	1	0.49mi
4614 Heathers Cross Saint Hedwig, TX	3.0	2.0	1770	$1,850	$1.05	26d	1	0.51mi
13505 Sunrise Mdw Saint Hedwig, TX	3.0	2.0	1111	$1,591	$1.43	0d	1	0.51mi
5227 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,745	$0.96	0d	1	0.53mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1401	$1,500	$1.07	6d	1	0.53mi
5214 Winding Strm Saint Hedwig, TX	3.0	2.0	1398	$1,500	$1.07	20d	1	0.53mi
5811 Zoey Way Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	0d	1	0.54mi
13609 Paxton Blvd Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	26d	1	0.54mi
4522 Heathers Cross Saint Hedwig, TX	3.0	2.0	1652	$1,900	$1.15	18d	1	0.55mi
5816 Zoey Way Saint Hedwig, TX	4.0	2.0	1688	$1,849	$1.10	6d	1	0.57mi
13551 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1211	$1,550	$1.28	26d	1	0.63mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1209	$1,475	$1.22	18d	1	0.65mi
13603 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1200	$1,500	$1.25	26d	1	0.65mi
13023 Heathers Elm Saint Hedwig, TX	3.0	2.0	1234	$1,500	$1.22	4d	1	0.65mi
5042 Firefly Hls Saint Hedwig, TX	3.0	2.0	1105	$1,595	$1.44	26d	1	0.65mi
5006 Dawn Break Saint Hedwig, TX	3.0	2.5	1826	$1,695	$0.93	26d	1	0.67mi
13714 Lunar Lgt Saint Hedwig, TX	3.0	2.0	1412	$1,745	$1.24	0d	1	0.71mi
13014 Candace Way Converse, TX	3.0	2.5	1553	$1,675	$1.08	6d	1	0.76mi
13038 Candace Way Converse, TX	3.0	2.5	1689	$1,675	$0.99	6d	1	0.76mi
4241 Fort Palmer Blvd Saint Hedwig, TX	3.0	2.5	1858	$1,905	$1.03	0d	1	0.78mi
13019 Lineberry Ln Saint Hedwig, TX	3.0	2.0	1689	$1,638	$0.97	17d	1	0.84mi
4211 Asher Aly Saint Hedwig, TX	3.0	2.0	1248	$1,438	$1.15	5d	1	0.85mi
3936 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	24d	1	0.89mi
3932 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	26d	1	0.89mi
3937 Abbott Pass Unit 102 St Hedwig, TX	3.0	2.5	1345	$1,495	$1.11	46d	1	0.91mi
3933 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	26d	1	0.91mi
3925 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,450	$1.08	46d	1	0.92mi
3921 Abbott Pass Unit 101 St Hedwig, TX	3.0	2.5	1345	$1,595	$1.19	13d	1	0.92mi

HOA detail

• Monthly dues: $22 · $264/yr
• Likely covers: gasgym

Listing history 27 events

1. 2026-06-21
   days on market $238,500 Active 310 DOM
2. 2026-06-18
   days on market $238,500 Active 307 DOM
3. 2026-06-17
   days on market $238,500 Active 306 DOM
4. 2026-06-16
   days on market $238,500 Active 305 DOM
5. 2026-06-13
   days on market $238,500 Active 302 DOM
6. 2026-06-13
   days on market $238,500 Active 301 DOM
7. 2026-06-09
   days on market $238,500 Active 298 DOM
8. 2026-06-08
   days on market $238,500 Active 297 DOM
9. 2026-06-07
   days on market $238,500 Active 296 DOM
10. 2026-06-04
    days on market $238,500 Active 293 DOM
11. 2026-06-03
    days on market $238,500 Active 292 DOM
12. 2026-06-02
    days on market $238,500 Active 291 DOM
13. 2026-06-01
    days on market $238,500 Active 290 DOM
14. 2026-05-31
    days on market $238,500 Active 289 DOM
15. 2026-04-07
    status Back on Market
16. 2026-04-01
    status Active Option
17. 2026-03-31
    historical
18. 2026-03-30
    historical Active Option
19. 2026-03-18
    price $238,500
20. 2026-02-19
    price $240,000
21. 2026-01-26
    price $242,500
22. 2026-01-08
    status Back on Market
23. 2026-01-02
    historical Active Option
24. 2025-10-28
    price $245,000
25. 2025-09-20
    price $250,000
26. 2025-09-05
    price $260,000
27. 2025-08-14
    listed $265,000 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: $1,989 · $166/mo
• Projected year-2 tax: $4,365 · $364/mo
• Expected delta: +$2,376/yr (+$198/mo · 119.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,159
• − Mortgage interest: −$13,360
• − Property taxes: −$1,989
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$264
• − Depreciation: −$6,938
• Taxable loss: −$5,969
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $-305/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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 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): 4,521
• Household income: $123,981
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 27.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 21% Black 4%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Romanian 17% Lithuanian 2% Slovak 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 10% 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: ▲ 1.24%
• Current HPI: 328.7859
• Rent YoY: ▼ -0.90%
• 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

-10.0% since first listed

13 events — show timeline

• 2026-04-07 Relisted — LERA
• 2026-04-01 Relisted — LERA
• 2026-03-31 Listing Removed — LERA
• 2026-03-30 Contingent — LERA
• 2026-03-18 Price Changed $238,500 LERA
• 2026-02-19 Price Changed $240,000 LERA
• 2026-01-26 Price Changed $242,500 LERA
• 2026-01-08 Relisted — LERA
• 2026-01-02 Contingent — LERA
• 2025-10-28 Price Changed $245,000 LERA
• 2025-09-20 Price Changed $250,000 LERA
• 2025-09-05 Price Changed $260,000 LERA
• 2025-08-14 Listed $265,000 LERA

Property tax history

-16.5%/yr

Latest (2025): $1,989 · -59.3% YoY. Source: county tax records.