2820 Jasper Stone · San Antonio, TX 78264

$162,999

4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 11 Days on market

Built 2026 Good condition 4,791 sqft lot Est $187k · 13% under $22/mo HOA · 1% of rent

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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 +14.5/30.0
• ARV discount +13.4/15.0
• Appreciation +7.0/10.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

The Highgate - Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms. Estimated Completion August 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• Built 2026
• Listed 11 days

Property features AI

Finance

• Other: Located at 2820 Jasper Stone, San Antonio TX 78264; Virtual tour available
• Financial info: List price $165,999

Exterior

• Home design: Single-family home, Highgate plan
• Construction: New construction (spec); Listed in 2026
• Exterior features: Living area approximately 1802

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Highgate plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($442/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 $150k (8.0% below list).
• Recommended offer: $150k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools C-, 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.
• Market conditions: 359 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $8k of equity ($1k loan paydown + $6k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $150,039 (8.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $187,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2726 Jasper Stone	0.09mi	4/2.5	1,802 (0%)	1mo	$171,999	$95	95
2714 Jasper Stone	0.11mi	4/2.5	1,802 (0%)	1mo	$172,999	$96	94
2741 Morganite Ring	0.07mi	4/2.5	1,867 (+4%)	1mo	$222,999	$119	90
2725 Morganite Ring	0.10mi	4/2.5	1,867 (+4%)	1mo	$190,999	$102	89
20502 Andalusite Way	0.15mi	4/2.5	1,897 (+5%)	1mo	$198,999	$105	84
2878 Red Diamond	0.17mi	4/2.5	1,692 (-6%)	1mo	$185,999	$110	81
20622 Andalusite Way	0.08mi	4/2.5	1,535 (-15%)	2mo	$179,999	$117	70
20572 Andalusite Way	0.15mi	4/2.5	1,535 (-15%)	1mo	$159,999	$104	68
20536 Andalusite Way	0.15mi	4/2.5	1,535 (-15%)	1mo	$159,999	$104	68
20560 Andalusite Way	0.15mi	4/2.5	1,535 (-15%)	2mo	$159,999	$104	67
3012 Carnelian Trl	0.16mi	4/2.5	1,535 (-15%)	3mo	$159,999	$104	66
2922 Carnelian Trl	0.16mi	4/2.5	1,535 (-15%)	3mo	$156,999	$102	66

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: 11.0%
• Equity multiple: 1.66×
• Total profit: $30,318
• Equity at exit: $82,120

10-year hold

• IRR: 12.7%
• Equity multiple: 3.08×
• Total profit: $94,863
• Equity at exit: $133,899

Cash invested: $45,640 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$22
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $37

Break-even live

Break-even rent $1,454

Max offer price $162,999

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $93	+0% $37	+5% $-19	+10% $-76
Rent	-10% $-82	-5% $-22	+0% $37	+5% $96	+10% $155
Rate	-1.0pp $119	-0.5pp $78	base $37	+0.5pp $-5	+1.0pp $-48

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20622 Andalusite Way San Antonio, TX	4.0	2.5	1535	$1,550	$1.01	44d	1	0.09mi
2906 Carnelian Trl San Antonio, TX	3.0	2.0	1360	$1,550	$1.14	44d	1	0.17mi
20447 Red Coral San Antonio, TX	3.0	2.0	1230	$1,320	$1.07	24d	1	0.18mi
2807 Ruby Xing San Antonio, TX	3.0	2.0	1276	$1,400	$1.10	24d	1	0.34mi
20335 Campbellton Rd San Antonio, TX	3.0	2.0	1393	$1,450	$1.04	44d	1	0.59mi
20823 Pinon Grv San Antonio, TX	3.0	2.0	1403	$1,650	$1.18	44d	1	0.98mi
20414 Deets Trl San Antonio, TX	3.0	2.5	1858	$1,750	$0.94	4d	1	1.28mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $162,999 Pending 11 DOM
2. 2026-06-09
   days on market $162,999 Price Change 10 DOM
3. 2026-06-08
   days on market $162,999 Price Change 9 DOM
4. 2026-06-07
   days on market $162,999 Price Change 8 DOM
5. 2026-06-04
   pricestatusdays on market $162,999 Price Change 5 DOM
6. 2026-06-03
   days on market $163,999 New 4 DOM
7. 2026-06-02
   days on market $163,999 New 3 DOM
8. 2026-06-01
   days on market $163,999 New 2 DOM
9. 2026-05-31
   remarks 610-char remark

ⓘ 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: $18,005
• − Mortgage interest: −$9,130
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$264
• − Depreciation: −$4,742
• Taxable loss: −$2,272
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $988/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 · 25 photos

Good 80/100 Cosmetic rehab

This two-story home features a spacious open floorplan with modern finishes and a well-maintained exterior. It is in good condition with minimal repairs needed and offers high ROI through cosmetic updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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: 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