Mayer Plan · San Antonio, TX 78223

$234,499

4 bd · 2.5 ba · 1,897 sqft · SingleFamily · 261 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 +5.2/30.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +1.7/5.0
• 1% rule +0.9/10.0
• 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 260 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 $234,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $412,517.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-931 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $234k).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.

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.
• 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.
• Zoned schools: Oak Grove El (math 17% / reading 37%, grade F, #2,791 of 4,322 statewide, top 68%, 389 students, 88% FRL); Garner Middle (math 17% / reading 30%, grade F, #1,317 of 1,662 statewide, top 80%, 804 students, 83% FRL); Macarthur H S (math 31% / reading 51%, grade F, #774 of 1,632 statewide, top 49%, 2,055 students, 58% FRL) — zoned schools average 77% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.4%/yr); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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).
• At $2,430/mo this rent would consume 56% of the median local household income ($52k/yr) (locally 18% 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 $12k 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 261 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $206,359 (12.0% 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 261 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $412,517
• List price: $234,499
• Delta: -43.21%
• 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
8702 Norwich Dr	0.16mi	4/2.0	1,835 (-3%)	0mo	$299,950	$163	85
2819 Hitching Post St	0.41mi	3/2.0 (-1)	1,818 (-4%)	1mo	$346,000	$190	66
451 Oak Glen Dr	0.42mi	3/2.0 (-1)	1,843 (-3%)	5mo	$495,000	$269	64
410 Laramie	0.54mi	3/3.0 (-1)	1,901 (+0%)	5mo	$440,000	$231	64
2902 Old Ranch Rd	0.34mi	4/2.0	1,662 (-12%)	1mo	$249,000	$150	61
330 Oak Glen Dr	0.50mi	3/2.0 (-1)	2,016 (+6%)	1mo	$425,000	$211	59
334 Royal Oaks	0.31mi	4/3.0	2,152 (+13%)	5mo	$469,900	$218	57
9230 E Valley View Ln	0.52mi	3/2.5 (-1)	1,815 (-4%)	12mo	$375,000	$207	54
443 Oak Gln	0.42mi	3/2.0 (-1)	1,683 (-11%)	11mo	$400,000	$238	45
411 Cave	0.70mi	3/2.0 (-1)	1,813 (-4%)	11mo	$399,900	$221	44
203 Laramie Dr	0.67mi	3/2.5 (-1)	2,132 (+12%)	5mo	$630,000	$295	38
8607 Sagebrush Ln	0.62mi	3/2.0 (-1)	1,616 (-15%)	4mo	$345,000	$213	36

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: -36.9%
• Equity multiple: -0.15×
• Total profit: $-133,213
• Equity at exit: $61,508

10-year hold

• IRR: -75.5%
• Equity multiple: -0.90×
• Total profit: $-219,710
• Equity at exit: $35,667

Cash invested: $115,505 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 29 under contract
• Months of supply: 4.2 mo (24%/mo absorbed)
• Median asking: $345,000 ($201/sqft)
• Median days on market: 73 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 588
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$2,163
• Tax est. 1.5%: −$516 /mo · $6,188/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-931

Break-even live

Break-even rent $3,609

Max offer price $277,833

Occupancy floor —

Sensitivity live

Price	-10% $-646	-5% $-788	+0% $-931	+5% $-1,073	+10% $-1,216
Rent	-10% $-1,123	-5% $-1,027	+0% $-931	+5% $-835	+10% $-739
Rate	-1.0pp $-723	-0.5pp $-826	base $-931	+0.5pp $-1,038	+1.0pp $-1,146

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: $103,129
• Closing costs: $12,375
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8607 Norwich Dr San Antonio, TX	4.0	3.0	2455	$2,995	$1.22	87d	1	0.10mi
8607 Norwich Dr San Antonio, TX	4.0	3.0	2455	$2,995	$1.22	74d	1	0.10mi
2919 Hitching Post St San Antonio, TX	3.0	2.0	2200	$2,100	$0.95	50d	1	0.32mi
451 Oak Glen Dr San Antonio, TX	3.0	2.0	1843	$3,850	$2.09	85d	1	0.42mi
451 Oak Glen Dr San Antonio, TX	3.0	2.0	1843	$3,850	$2.09	0d	1	0.42mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	158d	1	0.49mi
427 Laramie Dr San Antonio, TX	4.0	3.0	1916	$3,500	$1.83	157d	1	0.49mi
414 Laramie Dr San Antonio, TX	3.0	2.0	1760	$2,295	$1.30	164d	1	0.53mi
8730 Sagebrush Ln San Antonio, TX	3.0	2.0	1932	$2,295	$1.19	46d	1	0.59mi
8730 Sagebrush Ln San Antonio, TX	3.0	2.0	1957	$2,295	$1.17	55d	1	0.59mi
515 Cave Ln San Antonio, TX	3.0	2.0	1741	$2,350	$1.35	43d	1	0.59mi
515 Cave Ln San Antonio, TX	3.0	2.0	1741	$2,500	$1.44	129d	1	0.59mi
219 Laramie Dr San Antonio, TX	4.0	3.0	2316	$2,799	$1.21	0d	1	0.60mi
8702 Village Dr San Antonio, TX	2.0–3.0	1.0–2.0	1021	$2,100	$2.06	3d	2	0.64mi
8702 Village Dr San Antonio, TX	2.0–3.0	1.0–2.0	1021	$2,100	$2.06	55d	3	0.64mi
8702 Village Dr San Antonio, TX	1.0–3.0	1.0–2.0	957	$2,100	$2.19	7d	4	0.64mi
33 Lynn Batts Ln San Antonio, TX	1.0–3.0	1.0–2.0	1077	$2,007	$1.86	0d	16	0.67mi
2639 Country Square St San Antonio, TX	3.0	2.5	2352	$3,300	$1.40	115d	1	0.72mi
407 Haverford Dr San Antonio, TX	4.0	2.0	1412	$1,600	$1.13	143d	1	0.74mi
628 Ira Lee Rd San Antonio, TX	3.0	2.5	2478	$2,400	$0.97	184d	1	0.74mi
3605 Hidden Dr Unit F4 San Antonio, TX	3.0	2.0	1960	$1,795	$0.92	51d	1	0.74mi
2606 Country Square St San Antonio, TX	3.0	2.5	1804	$2,500	$1.39	164d	1	0.80mi
231 Middlebury Dr San Antonio, TX	3.0	2.0	1321	$2,100	$1.59	184d	1	0.81mi
8623 Starcrest Dr Unit A2 San Antonio, TX	3.0	2.0	1453	$1,425	$0.98	10d	1	0.82mi
8623 Starcrest Dr Apt W10 San Antonio, TX	3.0	2.0	1453	$1,699	$1.17	107d	1	0.82mi
8623 Starcrest Dr Unit 314 San Antonio, TX	3.0	2.0	1453	$1,407	$0.97	74d	1	0.82mi
9802 La Rue St San Antonio, TX	3.0	2.0	1725	$1,850	$1.07	3d	1	0.84mi
3831 Harry Wurzbach Rd #6 San Antonio, TX	3.0	2.5	1506	$2,000	$1.33	139d	1	0.84mi
3831 Harry Wurzbach Rd #6 San Antonio, TX	3.0	2.5	1506	$2,000	$1.33	155d	1	0.84mi
3030 Urban Crest Dr San Antonio, TX	3.0	2.0	1617	$1,895	$1.17	3d	1	0.85mi
327 Rockhill Dr San Antonio, TX	3.0	2.0	2055	$2,250	$1.09	3d	1	0.85mi
3831 Harry Wurzbach Rd #21 San Antonio, TX	3.0	3.5	2237	$2,350	$1.05	10d	1	0.86mi
207 Middlebury Dr San Antonio, TX	3.0	1.0	1229	$1,600	$1.30	114d	1	0.88mi
3819 Harry Wurzbach Rd Unit 3213 San Antonio, TX	3.0	2.0	1352	$2,000	$1.48	138d	1	0.90mi
3819 Harry Wurzbach Rd Unit 314 San Antonio, TX	3.0	2.0	1352	$1,965	$1.45	87d	1	0.90mi
3223 Oakleaf Dr San Antonio, TX	3.0	2.0	1542	$1,850	$1.20	164d	1	0.90mi
9827 Astronaut Dr San Antonio, TX	3.0	2.0	1846	$1,750	$0.95	112d	1	0.91mi
334 Shropshire Dr San Antonio, TX	4.0	2.0	1890	$2,175	$1.15	87d	1	0.92mi
322 Shropshire Dr San Antonio, TX	3.0	2.0	1700	$1,960	$1.15	6d	1	0.96mi
8402 Cimarron Dr San Antonio, TX	3.0	2.0	1315	$1,900	$1.44	134d	1	0.96mi

Listing history 50 events

1. 2026-11-08
   days on market $234,499 Active 261 DOM
2. 2026-11-08
   price $234,499 Active 260 DOM
3. 2026-11-07
   days on market $234,274 Active 260 DOM
4. 2026-11-06
   days on market $234,274 Active 259 DOM
5. 2026-11-05
   days on market $234,274 Active 258 DOM
6. 2026-11-04
   pricedays on market $234,274 Active 257 DOM
7. 2026-11-02
   price $234,124 Active 255 DOM
8. 2026-11-02
   days on market $233,999 Active 255 DOM
9. 2026-11-01
   days on market $233,999 Active 254 DOM
10. 2026-10-31
    days on market $233,999 Active 253 DOM
11. 2026-10-30
    days on market $233,999 Active 252 DOM
12. 2026-10-29
    days on market $233,999 Active 251 DOM
13. 2026-10-28
    days on market $233,999 Active 250 DOM
14. 2026-10-27
    days on market $233,999 Active 249 DOM
15. 2026-10-26
    days on market $233,999 Active 248 DOM
16. 2026-10-26
    days on market $233,999 Active 247 DOM
17. 2026-10-24
    days on market $233,999 Active 246 DOM
18. 2026-10-23
    days on market $233,999 Active 245 DOM
19. 2026-10-22
    days on market $233,999 Active 244 DOM
20. 2026-10-21
    days on market $233,999 Active 243 DOM
21. 2026-10-20
    days on market $233,999 Active 242 DOM
22. 2026-10-19
    days on market $233,999 Active 241 DOM
23. 2026-10-18
    days on market $233,999 Active 240 DOM
24. 2026-10-17
    days on market $233,999 Active 239 DOM
25. 2026-10-16
    days on market $233,999 Active 238 DOM
26. 2026-10-15
    days on market $233,999 Active 237 DOM
27. 2026-10-14
    days on market $233,999 Active 236 DOM
28. 2026-10-13
    days on market $233,999 Active 235 DOM
29. 2026-10-12
    days on market $233,999 Active 234 DOM
30. 2026-10-11
    days on market $233,999 Active 233 DOM
31. 2026-10-10
    days on market $233,999 Active 232 DOM
32. 2026-10-09
    days on market $233,999 Active 231 DOM
33. 2026-10-08
    days on market $233,999 Active 230 DOM
34. 2026-10-07
    days on market $233,999 Active 229 DOM
35. 2026-10-06
    days on market $233,999 Active 228 DOM
36. 2026-10-05
    days on market $233,999 Active 227 DOM
37. 2026-10-04
    days on market $233,999 Active 226 DOM
38. 2026-10-04
    days on market $233,999 Active 225 DOM
39. 2026-10-02
    days on market $233,999 Active 224 DOM
40. 2026-10-01
    days on market $233,999 Active 223 DOM
41. 2026-09-30
    days on market $233,999 Active 222 DOM
42. 2026-09-29
    days on market $233,999 Active 221 DOM
43. 2026-09-28
    days on market $233,999 Active 220 DOM
44. 2026-09-27
    days on market $233,999 Active 219 DOM
45. 2026-09-25
    days on market $233,999 Active 217 DOM
46. 2026-09-24
    days on market $233,999 Active 216 DOM
47. 2026-09-23
    days on market $233,999 Active 215 DOM
48. 2026-09-22
    days on market $233,999 Active 214 DOM
49. 2026-09-21
    days on market $233,999 Active 213 DOM
50. 2026-09-20
    days on market $233,999 Active 212 DOM

ⓘ 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: $29,165
• − Mortgage interest: −$23,107
• − Property taxes: −$6,188
• − Insurance: −$2,063
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$12,000
• Taxable loss: −$18,859
• Est. tax savings @ 24.0%: +$4,526
• After-tax cash flow: $-6,643/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 Est. rehab $9,485–$28,455 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Oak Grove El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Garner Middle F TX #1,317/1,662 Nat'l #10,902/14,009 High Macarthur H S F TX #774/1,632 Nat'l #7,961/17,239

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

A Composite livability gradescore 80/100

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 · 2,336,851 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: 18% of renters

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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%

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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%
• Languages at home: 63% English-only · Spanish 36%

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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

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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