3703 Garcia Grv · San Antonio, TX 78264

$198,999

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 107 Days on market

Built 2026 Poor condition 4,791 sqft lot Est $222k · 11% under $35/mo HOA · 2% of rent ↓ 5% since listing

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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 +13.6/30.0
• ARV discount +12.2/15.0
• Appreciation +7.0/10.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• THREE SECONDARY BEDROOMS

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $425 annually; Association transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water system available; Sewer system available
• Home design: New construction by Lennar; Cement fiber exterior; Slab foundation; Composition roof
• Construction: Built new (approximate age 0)
• Exterior features: Privacy fence; Subdivision: Palo Alto Pointe

Interior

• Kitchen: Kitchen approx. 10 x 8; Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with full bath; Master bedroom approx. 14 x 15; Bedroom 2 approx. 11 x 12; Bedroom 3 approx. 11 x 12
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (approx. 8 x 6)
• Heating & cooling: Central heating; Electric and natural gas heating; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; 1 living area; Cable TV available; Utility room inside; Laundry on main level
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $12 ($141/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 $180k (9.5% below list).
• Recommended offer: $180k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Somerset ISD (rural): math 41% / reading 39% proficiency, ranked #417 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: S/Sgt Michael P Barrera Veterans El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 583 students, 89% FRL); Somerset H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,148 students, 86% FRL) — zoned schools average 87% FRL vs 72% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 359 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $32k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $180,000 (9.5% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 0.90% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $222,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3727 Garcia Grv	0.05mi	3/2.0	1,600 (0%)	2mo	$208,999	$131	96
19004 Encanto Aly	0.04mi	4/2.0 (+1)	1,575 (-2%)	1mo	$201,999	$128	90
3715 Garcia Grv	0.02mi	3/2.0	1,402 (-12%)	2mo	$193,999	$138	77
19012 Encanto Aly	0.05mi	3/2.0	1,402 (-12%)	1mo	$171,999	$123	76
3723 Garcia Grv	0.04mi	3/2.0	1,411 (-12%)	3mo	$215,999	$153	76
19016 Arco Aly	0.16mi	3/2.5	1,687 (+5%)	12mo	$215,475	$128	71
19011 Arco Aly	0.20mi	3/2.5	1,687 (+5%)	15mo	$234,900	$139	67
4027 Garcia Grv	0.23mi	3/2.5	1,687 (+5%)	13mo	$234,900	$139	67
19004 Arco Aly	0.16mi	3/2.0	1,459 (-9%)	13mo	$237,610	$163	67
4007 Garcia Grv	0.19mi	3/2.0	1,459 (-9%)	16mo	$219,900	$151	63
19008 Arco Aly	0.17mi	3/2.0	1,402 (-12%)	13mo	$204,310	$146	61
4015 Garcia Grv	0.21mi	3/2.0	1,402 (-12%)	14mo	$219,900	$157	58

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: 10.4%
• Equity multiple: 1.63×
• Total profit: $34,902
• Equity at exit: $100,257

10-year hold

• IRR: 12.2%
• Equity multiple: 3.00×
• Total profit: $111,268
• Equity at exit: $163,472

Cash invested: $55,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$35
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $12

Break-even live

Break-even rent $1,785

Max offer price $198,999

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $81	+0% $12	+5% $-57	+10% $-126
Rent	-10% $-130	-5% $-59	+0% $12	+5% $83	+10% $154
Rate	-1.0pp $112	-0.5pp $62	base $12	+0.5pp $-40	+1.0pp $-92

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 April Breeze Unit 103 Von Ormy, TX	3.0	2.5	1832	$1,800	$0.98	21d	1	0.69mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 15 events

1. 2026-06-07
   statusdays on market $198,999 Pending 107 DOM
2. 2026-06-03
   days on market $198,999 Price Change 106 DOM
3. 2026-06-02
   days on market $198,999 Price Change 105 DOM
4. 2026-06-01
   days on market $198,999 Price Change 104 DOM
5. 2026-05-31
   days on market $198,999 Price Change 103 DOM
6. 2026-05-01
   price $218,999 403-char remark

   Show marketing remark (403 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

7. 2026-04-30
   price $218,999
8. 2026-04-28
   price $223,999
9. 2026-04-25
   price $223,999 403-char remark

   Show marketing remark (403 chars)

   This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

10. 2026-04-17
    price $203,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

11. 2026-04-17
    price $203,999

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

12. 2026-04-09
    price $210,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

13. 2026-04-09
    price $210,999

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

14. 2026-04-08
    listed $230,999 Active 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-02-17
    listed $230,999 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$420
• − Depreciation: −$5,789
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $907/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 · 5 photos

Poor 20/100 Extensive rehab

The property requires extensive repairs and updates to bring it up to a livable condition. Immediate focus should be on the roof, exterior, HVAC, and landscaping to ensure safety and increase value.

Repairs flagged

• Major roof — No visible roof in satellite image
• Major exterior siding — No visible exterior in satellite image
• Major interior walls/paint — No visible interior in satellite image
• Major HVAC/mechanicals — No visible HVAC/mechanicals in satellite image
• Major landscaping — No visible landscaping in satellite image

Value-add opportunities

• Both roof replacement — Critical to the home's structural integrity and safety
• Both exterior siding and paint — Enhances curb appeal and protects the home
• Both HVAC system upgrade — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's aesthetic and value
• Both interior paint and updates — Freshens the interior and enhances the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in satellite image	Major	$15,000–50,000
exterior siding · No visible exterior in satellite image	Major	$15,000–50,000
interior walls/paint · No visible interior in satellite image	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals in satellite image	Major	$15,000–50,000
landscaping · No visible landscaping in satellite image	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — Critical to the home's structural integrity and safety ↑
• Both exterior siding and paint — Enhances curb appeal and protects the home ↑
• Both HVAC system upgrade — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's aesthetic and value ↑
• Both interior paint and updates — Freshens the interior and enhances the home's 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: Somerset ISD
• NCES district ID: 4840740
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 39% ▲ 4.00%
• Median HH income: $44,712
• Composite: 34.01/100
• National rank: #5315
• State rank: #417 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

-5.2% since first listed

10 events — show timeline

• 2026-05-01 Price Changed $218,999 Zillow
• 2026-04-30 Price Changed $218,999 LERA
• 2026-04-28 Price Changed $223,999 LERA
• 2026-04-25 Price Changed $223,999 Zillow
• 2026-04-17 Price Changed $203,999 Zillow
• 2026-04-17 Price Changed $203,999 LERA
• 2026-04-09 Price Changed $210,999 Zillow
• 2026-04-09 Price Changed $210,999 LERA
• 2026-04-08 Listed $230,999 Zillow
• 2026-02-17 Listed $230,999 LERA