7111 Cultivator Way · San Antonio, TX 78252

$210,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 35 Days on market

Built 2021 4,094 sqft lot $187/sqft · 20% below area Est $264k · 20% under $65/mo HOA · 4% of rent ↓ 11% 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 +11.0/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks

This move-in ready single-story home features 3 bedrooms, 2 baths, and an open-concept floor plan designed for comfortable everyday living and easy entertaining. The spacious living area flows seamlessly into the dining space and kitchen, complete with gas cooking, solid countertops, ample cabinetry, and abundant natural light. The private primary suite offers a walk-in closet and full bath, while secondary bedrooms provide flexibility for guests or office space. Additional highlights include a tankless water heater, programmable thermostat, indoor utility room, vinyl flooring in main areas, attached 2-car garage, and no interior steps. Enjoy the fully fenced backyard with room to relax, ga

Key facts

• Ample cabinetry
• Gas cooking
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• GAS COOKING
• SOLID COUNTERTOPS
• AMPLE CABINETRY
• ABUNDANT NATURAL LIGHT
• WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: SILOS UNIT #1
• HOA & community: Mandatory HOA; Quarterly HOA fee; Community amenities include pool, clubhouse, and park/playground; Association transfer fee applies

Exterior

• Parking: Attached 2-car garage
• Security: Pre-wired for security; Smoke alarm
• Utilities: Gas service: CPS; Electricity: CPS; Water: SAWS (city water system); Sewer: SAWS (city sewer system); Garbage service: Republic
• Home design: East-facing; Pre-owned home; Ground level / no steps; Accessible / adaptive design; Bedroom and bathroom on first floor; Level drive
• Construction: Cement fiber exterior; Slab foundation; Composition roof; Built by Lennar (approx. 5 years old)
• Exterior features: Privacy fence; Level lot; Street paved with curbs, gutters, sidewalks and streetlights; Asphalt streets

Interior

• Kitchen: Gas cooking; Stove/Range; Dishwasher; Disposal; Vent fan; Kitchen approx. 10 x 9; Solid countertops
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; All bedrooms located downstairs; Secondary bedroom on lower level; Master bedroom approx. 14 x 13; Bedroom 2 approx. 11 x 9; Bedroom 3 approx. 11 x 9
• Flooring: Carpeting; Vinyl flooring; Low-pile carpet
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity; Master bath approx. 9 x 6
• Heating & cooling: Central heating (natural gas); Central air conditioning (1 unit)
• Interior features: Open floor plan with living/dining room combination; 1 living area; Utility room inside; Attic access with pull-down stairs; Pre-wired for security; Smoke alarm; Solid countertops; Private garbage service; All window coverings remain; Cable TV available
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (22.0% below list).
• Recommended offer: $164k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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.
• Zoned schools: Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 35 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 $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% 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 35 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,727 (22.0% 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 35 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.7

CMA / ARV

• ARV (median comp): $263,547
• List price: $210,000
• Delta: -20.32%
• 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
7250 Plow Run	0.23mi	3/2.0	1,125 (0%)	9mo	$205,000	$182	82
6619 Legato Curv	0.62mi	3/2.0	1,156 (+3%)	3mo	$220,000	$190	64
7718 Fox Xing	0.52mi	3/2.0	1,200 (+7%)	1mo	$254,490	$212	63
7734 Fox Xing	0.55mi	3/2.0	1,200 (+7%)	4mo	$229,990	$192	60
7709 Fern Pass	0.57mi	3/2.0	1,200 (+7%)	4mo	$229,990	$192	59
13947 Bull	0.38mi	3/2.0	1,276 (+13%)	2mo	$189,900	$149	58
7741 Fox Vw	0.53mi	3/2.0	1,200 (+7%)	10mo	$239,990	$200	56
7713 Fox Vw	0.53mi	3/2.0	1,200 (+7%)	10mo	$255,490	$213	56
7745 Fern Pass	0.56mi	3/2.0	1,200 (+7%)	12mo	$239,990	$200	53
7645 Birch Pass	0.47mi	3/2.0	1,200 (+7%)	18mo	$249,990	$208	52
13903 Silos Mdws	0.53mi	3/2.0	1,276 (+13%)	10mo	$225,000	$176	45
14412 Woodland Vly	0.75mi	3/2.0	1,212 (+8%)	20mo	$266,990	$220	36

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: -6.1%
• Equity multiple: 0.72×
• Total profit: $-16,644
• Equity at exit: $60,959

10-year hold

• IRR: -2.2%
• Equity multiple: 0.78×
• Total profit: $-12,876
• Equity at exit: $73,260

Cash invested: $58,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,637 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$88
• HOA: −$65
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-89

Break-even live

Break-even rent $1,750

Max offer price $194,281

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	43d	1	0.07mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	24d	1	0.08mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	24d	1	0.13mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	17d	1	0.16mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	43d	1	0.19mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	43d	1	0.20mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	43d	1	0.21mi
13850 Llama Pl San Antonio, TX	2.0	2.0	741	$1,250	$1.69	2d	1	0.21mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	24d	1	0.22mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	43d	1	0.22mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	0.22mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	22d	1	0.22mi
13918 Llama Pl San Antonio, TX	2.0	2.0	741	$1,500	$2.02	43d	1	0.25mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	22d	1	0.26mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	24d	1	0.26mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	4d	1	0.27mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	0.30mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	24d	1	0.32mi
14234 Llama Pl San Antonio, TX	3.0	2.0	1244	$1,500	$1.21	43d	1	0.33mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	43d	1	0.45mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	43d	1	0.46mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	12d	1	0.50mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	17d	1	0.61mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	24d	1	0.61mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	43d	1	0.62mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	43d	1	0.67mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	3d	1	0.67mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	24d	1	0.73mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.75mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	15d	1	0.76mi
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	24d	1	0.77mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.84mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.84mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	24d	1	0.92mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	43d	1	1.43mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: watergas

Listing history 17 events

1. 2026-06-18
   days on market $210,000 Active 35 DOM
2. 2026-06-17
   days on market $210,000 Active 34 DOM
3. 2026-06-16
   days on market $210,000 Active 33 DOM
4. 2026-06-15
   days on market $210,000 Active 32 DOM
5. 2026-06-13
   days on market $210,000 Active 30 DOM
6. 2026-06-09
   days on market $210,000 Active 26 DOM
7. 2026-06-08
   days on market $210,000 Active 25 DOM
8. 2026-06-07
   days on market $210,000 Active 24 DOM
9. 2026-06-04
   days on market $210,000 Active 21 DOM
10. 2026-06-03
    days on market $210,000 Active 20 DOM
11. 2026-06-02
    days on market $210,000 Active 19 DOM
12. 2026-06-01
    days on market $210,000 Active 18 DOM
13. 2026-05-31
    days on market $210,000 Active 17 DOM
14. 2026-05-13
    listed $210,000 New 1048-char remark
15. 2025-04-04
    historical
16. 2025-01-02
    price $220,000
17. 2024-07-05
    listed $235,000 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: $1,544 · $129/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$2,299/yr (+$192/mo · 148.9%)

ⓘ 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 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,647
• − Mortgage interest: −$11,763
• − Property taxes: −$1,544
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$780
• − Depreciation: −$6,109
• Taxable loss: −$4,743
• Est. tax savings @ 24.0%: +$1,138
• After-tax cash flow: $70/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

-10.6% since first listed

4 events — show timeline

• 2026-05-13 Listed $210,000 LERA
• 2025-04-04 Listing Removed — LERA
• 2025-01-02 Price Changed $220,000 LERA
• 2024-07-05 Listed $235,000 LERA

Property tax history

+19.2%/yr

Latest (2025): $1,544 · -60.8% YoY. Source: county tax records.