20326 Andesine · San Antonio, TX 78264

$175,000

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 99 Days on market

Built 2022 3,136 sqft lot $143/sqft · at area comps Est $177k · at est. $22/mo HOA · 2% of rent ↓ 5% 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 +8.1/15.0
• Cash flow +7.4/30.0
• Appreciation +7.0/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.6/10.0

Listing remarks MLS

VA ASSUMPTION AVAILABLE!! Perfect for a first-time homeowner, this move-in ready home offers exceptional value with energy-efficient features designed to keep utility bills low. The open floor plan is filled with abundant natural light, creating a bright and welcoming space for everyday living. The granite kitchen showcases shaker cabinets, a deep oversized sink, and a stainless steel appliance package-including the refrigerator-while gas cooking adds efficiency and performance. The split primary bedroom provides privacy and features a spacious closet and a primary bath with a comfort-height vanity. Two additional secondary bedrooms offer flexibility for guests, a home office, or growing needs. Energy savings take center stage with solar panels, a tankless gas water heater, gas heating, and gas cooking. Additional upgrades include a radiant barrier roof, Energy Star certification, LED lighting, and Low-E vinyl windows for year-round comfort and efficiency. A stacked washer and dryer are also included, making this home an outstanding opportunity for buyers seeking comfort, efficiency, and great value for the dollar. See this one TODAY!!

Key facts

• Oversized sink
• Gas cooking
• Shaker cabinets

Tags

• GRANITE KITCHEN
• SHAKER CABINETS
• OVERSIZED SINK
• GAS COOKING
• SPLIT PRIMARY BEDROOM
• SPACIOUS CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.5% below list).
• Recommended offer: $134k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heritage El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 485 students, 90% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: 359 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, 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 99 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,907 (23.5% 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 99 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 10.9

CMA / ARV

• ARV (median comp): $177,184
• List price: $175,000
• Delta: -1.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2914 Carnelian Trl	0.09mi	3/2.5	1,189 (-3%)	2mo	$138,999	$117	87
20606 Andalusite Way	0.15mi	3/2.5	1,189 (-3%)	2mo	$135,999	$114	85
20503 Andalusite Way	0.17mi	3/2.5	1,189 (-3%)	1mo	$137,999	$116	84
20564 Andalusite Way	0.15mi	3/2.5	1,189 (-3%)	2mo	$142,999	$120	84
20642 Andalusite Way	0.18mi	3/2.5	1,189 (-3%)	1mo	$157,999	$133	84
20618 Andalusite Way	0.17mi	3/2.5	1,189 (-3%)	2mo	$137,999	$116	84
20511 Andalusite Way	0.19mi	3/2.5	1,189 (-3%)	1mo	$137,999	$116	84
20556 Andalusite Way	0.15mi	3/2.5	1,189 (-3%)	3mo	$135,999	$114	84
20626 Andalusite Way	0.17mi	3/2.5	1,360 (+11%)	0mo	$146,999	$108	71
20614 Andalusite Way	0.16mi	3/2.5	1,360 (+11%)	2mo	$148,999	$110	70
2706 Jasper Stone	0.25mi	3/2.0	1,380 (+13%)	1mo	$141,999	$103	67
2721 Morganite Ring	0.25mi	3/2.0	1,402 (+14%)	1mo	$181,999	$130	63

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.32×
• Total profit: $15,846
• Equity at exit: $88,166

10-year hold

• IRR: 8.0%
• Equity multiple: 2.34×
• Total profit: $65,863
• Equity at exit: $143,758

Cash invested: $49,000 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 359
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,339 high
• Mortgage (P&I): −$918
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$73
• HOA: −$22
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-223

Break-even live

Break-even rent $1,621

Max offer price $135,589

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-174	+0% $-223	+5% $-273	+10% $-322
Rent	-10% $-329	-5% $-276	+0% $-223	+5% $-170	+10% $-117
Rate	-1.0pp $-135	-0.5pp $-179	base $-223	+0.5pp $-268	+1.0pp $-315

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20310 Andalusite Way San Antonio, TX	2.0	2.0	741	$1,250	$1.69	0d	1	0.03mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	18d	1	0.05mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,350	$1.12	45d	1	0.05mi
20305 Andalusite Way San Antonio, TX	3.0	2.5	1207	$1,400	$1.16	0d	1	0.05mi
20356 Andalusite Way San Antonio, TX	2.0	2.5	1013	$1,199	$1.18	19d	1	0.07mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	25d	1	0.09mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	45d	1	0.10mi
3008 Carnelian Trl San Antonio, TX	3.0	2.5	1189	$1,195	$1.01	4d	1	0.10mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	25d	1	0.11mi
20448 Red Coral San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	0.13mi
20618 Andalusite Way San Antonio, TX	3.0	2.0	1179	$1,450	$1.23	6d	1	0.18mi
20511 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	19d	1	0.19mi
20642 Andalusite Way San Antonio, TX	3.0	2.5	1189	$1,450	$1.22	23d	1	0.20mi
3230 S Loop 1604 E Unit B1 San Antonio, TX	2.0	1.0	768	$895	$1.17	4d	1	0.40mi
3230 S Loop 1604 E San Antonio, TX	2.0	2.0	896	$950	$1.06	0d	1	0.40mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	45d	1	0.47mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	25d	1	0.49mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	25d	1	0.49mi
3230 South Loop 1604 E Unit A08 San Antonio, TX	3.0	2.0	1216	$995	$0.82	4d	1	0.49mi
3230 South Loop 1604 E Unit B03 San Antonio, TX	2.0	2.0	896	$950	$1.06	4d	1	0.49mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	45d	1	1.05mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	25d	1	1.06mi
19230 FM 1937 #4 San Antonio, TX	2.0	2.0	1316	$1,450	$1.10	0d	1	1.06mi

HOA detail

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

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 99 DOM
2. 2026-06-18
   days on market $175,000 Active 96 DOM
3. 2026-06-17
   days on market $175,000 Active 95 DOM
4. 2026-06-16
   days on market $175,000 Active 94 DOM
5. 2026-06-15
   days on market $175,000 Active 93 DOM
6. 2026-06-13
   days on market $175,000 Active 91 DOM
7. 2026-06-13
   days on market $175,000 Active 90 DOM
8. 2026-06-09
   days on market $175,000 Active 87 DOM
9. 2026-06-08
   days on market $175,000 Active 86 DOM
10. 2026-06-07
    days on market $175,000 Active 85 DOM
11. 2026-06-04
    days on market $175,000 Active 82 DOM
12. 2026-06-03
    days on market $175,000 Active 81 DOM
13. 2026-06-02
    days on market $175,000 Active 80 DOM
14. 2026-06-01
    days on market $175,000 Active 79 DOM
15. 2026-05-31
    days on market $175,000 Active 78 DOM
16. 2026-04-23
    price $175,000 1157-char remark

    Show marketing remark (1157 chars)

    VA ASSUMPTION AVAILABLE!! Perfect for a first-time homeowner, this move-in ready home offers exceptional value with energy-efficient features designed to keep utility bills low. The open floor plan is filled with abundant natural light, creating a bright and welcoming space for everyday living. The granite kitchen showcases shaker cabinets, a deep oversized sink, and a stainless steel appliance package-including the refrigerator-while gas cooking adds efficiency and performance. The split primary bedroom provides privacy and features a spacious closet and a primary bath with a comfort-height vanity. Two additional secondary bedrooms offer flexibility for guests, a home office, or growing needs. Energy savings take center stage with solar panels, a tankless gas water heater, gas heating, and gas cooking. Additional upgrades include a radiant barrier roof, Energy Star certification, LED lighting, and Low-E vinyl windows for year-round comfort and efficiency. A stacked washer and dryer are also included, making this home an outstanding opportunity for buyers seeking comfort, efficiency, and great value for the dollar. See this one TODAY!!

17. 2026-04-06
    price $182,500 1157-char remark

    Show marketing remark (1157 chars)

    VA ASSUMPTION AVAILABLE!! Perfect for a first-time homeowner, this move-in ready home offers exceptional value with energy-efficient features designed to keep utility bills low. The open floor plan is filled with abundant natural light, creating a bright and welcoming space for everyday living. The granite kitchen showcases shaker cabinets, a deep oversized sink, and a stainless steel appliance package-including the refrigerator-while gas cooking adds efficiency and performance. The split primary bedroom provides privacy and features a spacious closet and a primary bath with a comfort-height vanity. Two additional secondary bedrooms offer flexibility for guests, a home office, or growing needs. Energy savings take center stage with solar panels, a tankless gas water heater, gas heating, and gas cooking. Additional upgrades include a radiant barrier roof, Energy Star certification, LED lighting, and Low-E vinyl windows for year-round comfort and efficiency. A stacked washer and dryer are also included, making this home an outstanding opportunity for buyers seeking comfort, efficiency, and great value for the dollar. See this one TODAY!!

18. 2026-03-14
    listed $184,900 New 1157-char remark

    Show marketing remark (1157 chars)

    VA ASSUMPTION AVAILABLE!! Perfect for a first-time homeowner, this move-in ready home offers exceptional value with energy-efficient features designed to keep utility bills low. The open floor plan is filled with abundant natural light, creating a bright and welcoming space for everyday living. The granite kitchen showcases shaker cabinets, a deep oversized sink, and a stainless steel appliance package-including the refrigerator-while gas cooking adds efficiency and performance. The split primary bedroom provides privacy and features a spacious closet and a primary bath with a comfort-height vanity. Two additional secondary bedrooms offer flexibility for guests, a home office, or growing needs. Energy savings take center stage with solar panels, a tankless gas water heater, gas heating, and gas cooking. Additional upgrades include a radiant barrier roof, Energy Star certification, LED lighting, and Low-E vinyl windows for year-round comfort and efficiency. A stacked washer and dryer are also included, making this home an outstanding opportunity for buyers seeking comfort, efficiency, and great value for the dollar. See this one TODAY!!

ⓘ 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: $3,220 · $268/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥109°F today · 16 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: $16,069
• − Mortgage interest: −$9,803
• − Property taxes: −$3,220
• − Insurance: −$875
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − HOA: −$264
• − Depreciation: −$5,091
• Taxable loss: −$5,755
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $-1,296/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 11,702

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

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: ▲ 3.94%
• Current HPI: 298.8446
• 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

-5.4% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $175,000 LERA
• 2026-04-06 Price Changed $182,500 LERA
• 2026-03-14 Listed $184,900 LERA

Property tax history

+65.3%/yr

Latest (2025): $3,220 · -7.5% YoY. Source: county tax records.