Mayer Plan · San Antonio, TX 78223

$222,499

4 bd · 2.5 ba · 1,897 sqft · SingleFamily · 118 Days on market

Good condition ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.0/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +1.7/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

Key facts

• Access to dining
• 2 garage spots
• Listed 118 days

Tags

• VARIETY OF FLOORPLAN DESIGNS
• PROXIMITY TO LOOP 410
• ACCESS TO LOCAL SHOPPING
• ACCESS TO DINING
• SHORT DRIVE TO CALAVERAS LAKE
• LOCATED NEAR BROOKS CITY BASE

🏗️ New construction. The $222,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $454,871.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $222k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $202k (9.0% below list) — sets the bar for market timing.
• Cap rate 2.9% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,363/mo this rent would consume 54% of the median local household income ($52k/yr) (locally 2809% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• 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 118 days — a 9% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $202,474 (9.0% 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 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.52% ✗
• Cap rate: 2.92%
• Cash-on-cash: -12.03%
• DSCR: 0.46
• GRM: 16.0

CMA / ARV

• ARV (median comp): $454,871
• List price: $222,499
• Delta: -51.09%
• 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
451 Oak Glen Dr	0.42mi	3/2.0 (-1)	1,843 (-3%)	1mo	$495,000	$269	68
410 Laramie	0.54mi	3/3.0 (-1)	1,901 (+0%)	0mo	$440,000	$231	67
3107 Old Rnch	0.18mi	3/2.5 (-1)	2,098 (+11%)	8mo	$485,000	$231	62
2818 Old Moss	0.43mi	3/2.0 (-1)	1,876 (-1%)	12mo	$439,900	$234	61
334 Royal Oaks	0.31mi	4/3.0	2,152 (+13%)	0mo	$469,900	$218	61
9230 E Valley View Ln	0.52mi	3/2.5 (-1)	1,815 (-4%)	7mo	$375,000	$207	58
318 Laramie	0.57mi	4/2.0	1,804 (-5%)	13mo	$495,000	$274	52
443 Oak Gln	0.42mi	3/2.0 (-1)	1,683 (-11%)	7mo	$400,000	$238	49
411 Cave	0.70mi	3/2.0 (-1)	1,813 (-4%)	6mo	$399,900	$221	48
3603 Greenleaf	0.65mi	3/2.0 (-1)	1,957 (+3%)	13mo	$296,000	$151	46
203 Laramie Dr	0.67mi	3/2.5 (-1)	2,132 (+12%)	1mo	$630,000	$295	42
222 Wyndale St	0.75mi	3/2.0 (-1)	2,085 (+10%)	8mo	$430,000	$206	35

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -41.7%
• Equity multiple: -0.27×
• Total profit: $-161,933
• Equity at exit: $67,823

10-year hold

• IRR: -91.5%
• Equity multiple: -1.14×
• Total profit: $-272,355
• Equity at exit: $39,329

Cash invested: $127,364 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,363 high
• Mortgage (P&I): −$2,385
• Tax est. 1.5%: −$569 /mo · $6,823/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-1,277

Break-even live

Break-even rent $3,979

Max offer price $270,080

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: $113,718
• Closing costs: $13,646
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2919 Hitching Post St San Antonio, TX	3.0	2.0	2200	$2,495	$1.13	1d	1	0.32mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	16d	1	0.49mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	17d	1	0.49mi
414 Laramie Dr San Antonio, TX	3.0	2.0	1760	$2,295	$1.30	23d	1	0.53mi
515 Cave Ln San Antonio, TX	3.0	2.0	1741	$2,500	$1.44	1d	1	0.59mi
33 Lynn Batts Ln San Antonio, TX	1.0–3.0	1.0–2.0	1040	$1,680	$1.62	3d	22	0.67mi
407 Haverford Dr San Antonio, TX	4.0	2.0	1412	$1,600	$1.13	2d	1	0.74mi
628 Ira Lee Rd San Antonio, TX	3.0	2.5	2478	$2,400	$0.97	43d	1	0.74mi
2606 Country Square St San Antonio, TX	3.0	2.5	1804	$2,500	$1.39	23d	1	0.80mi
231 Middlebury Dr San Antonio, TX	3.0	2.0	1321	$2,100	$1.59	43d	1	0.81mi
3831 Harry Wurzbach Rd #6 San Antonio, TX	3.0	2.5	1506	$2,000	$1.33	13d	1	0.84mi
3831 Harry Wurzbach Rd #21 San Antonio, TX	3.0	3.5	2237	$2,765	$1.24	1d	1	0.86mi
3819 Harry Wurzbach Rd Unit 3213 San Antonio, TX	3.0	2.0	1352	$1,957	$1.45	3d	1	0.90mi
3223 Oakleaf Dr San Antonio, TX	3.0	2.0	1542	$1,850	$1.20	23d	1	0.90mi
8800 Starcrest Dr San Antonio, TX	1.0–4.0	1.0–2.5	1196	$1,599	$1.34	2d	18	0.98mi
530 Burnside Dr San Antonio, TX	3.0	2.0	1955	$3,500	$1.79	20d	1	1.04mi
10014 Broadway San Antonio, TX	1.0–3.0	1.0–2.0	1062	$1,540	$1.45	23d	15	1.17mi
3518 Herron Ct San Antonio, TX	3.0	2.0	1772	$1,800	$1.02	23d	1	1.21mi
3206 Albin Dr San Antonio, TX	4.0	2.5	2445	$3,500	$1.43	1d	1	1.23mi
8227 Campobello Dr San Antonio, TX	5.0	2.0	2180	$2,100	$0.96	2d	1	1.27mi
4035 Barrington St San Antonio, TX	4.0	4.5	2078	$2,000	$0.96	4d	1	1.36mi
2902 Sir Phillip Dr San Antonio, TX	3.0	2.0	1409	$2,200	$1.56	17d	1	1.49mi
4110 Swans Lndg Unit 101 San Antonio, TX	3.0	2.5	1245	$1,550	$1.24	43d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   price $222,499 Active 118 DOM
2. 2026-06-18
   days on market $222,249 Active 118 DOM
3. 2026-06-17
   days on market $222,249 Active 117 DOM
4. 2026-06-16
   days on market $222,249 Active 116 DOM
5. 2026-06-13
   days on market $222,249 Active 113 DOM
6. 2026-06-13
   pricedays on market $222,249 Active 112 DOM
7. 2026-06-09
   days on market $221,999 Active 109 DOM
8. 2026-06-08
   days on market $221,999 Active 108 DOM
9. 2026-06-07
   days on market $221,999 Active 107 DOM
10. 2026-06-04
    days on market $221,999 Active 104 DOM
11. 2026-06-03
    days on market $221,999 Active 103 DOM
12. 2026-06-02
    days on market $221,999 Active 102 DOM
13. 2026-06-01
    days on market $221,999 Active 101 DOM
14. 2026-05-31
    days on market $221,999 Active 100 DOM
15. 2026-05-15
    price $221,999 383-char remark

    Show marketing remark (383 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

16. 2026-05-12
    price $222,999 383-char remark

    Show marketing remark (383 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

17. 2026-05-11
    price $225,999 383-char remark

    Show marketing remark (383 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

18. 2026-04-18
    price $226,999 383-char remark

    Show marketing remark (383 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

19. 2026-02-20
    listed $230,999 Active 383-char remark

    Show marketing remark (383 chars)

    The first floor of this two-story home shares an open layout between the kitchen, dining area and family room for easy entertaining during special gatherings. An owner's suite is just off the shared living space and features an en-suite bathroom and walk-in closet. Upstairs are three secondary bedrooms, perfect for residents and overnight guests, as well as a versatile bonus room.

ⓘ 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: $28,351
• − Mortgage interest: −$25,480
• − Property taxes: −$6,823
• − Insurance: −$2,274
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − Depreciation: −$13,233
• Taxable loss: −$23,995
• Est. tax savings @ 24.0%: +$5,759
• After-tax cash flow: $-9,566/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 · 1 photo

Good 80/100 Cosmetic rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances interior aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

ⓘ 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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-3.9% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $221,999 Zillow
• 2026-05-12 Price Changed $222,999 Zillow
• 2026-05-11 Price Changed $225,999 Zillow
• 2026-04-18 Price Changed $226,999 Zillow
• 2026-02-20 Listed $230,999 Zillow