14411 Brooke Path · San Antonio, TX 78221

$234,999

4 bd · 3.0 ba · 1,795 sqft · SingleFamily · 49 Days on market

Built 2026 4,791 sqft lot $131/sqft · 15% below area Est $276k · 15% under $59/mo HOA · 3% of rent ↓ 11% 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 +14.2/15.0
• Cash flow +7.5/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +1.6/10.0
• Rent growth +0.7/5.0

Listing remarks

The Cornwall - This new four-bedroom home offers convenient single-floor living. An open-concept design blends the kitchen, dining room and family room for optimal multitasking and everyday transitions. A nearby covered patio provides effortless outdoor recreation. Three secondary bedrooms are tucked away to the side of the home, and the luxurious owner's suite is nestled into a private rear corner, complete with a full bathroom and walk-in closet. 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
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Roosevelt Landing
• HOA & community: Mandatory HOA; Quarterly HOA payments; Association transfer fee applies

Exterior

• Parking: 2-car garage
• Utilities: Water and sewer service provided by SAWS; Electricity supplied by CPS; Garbage service by Frontier
• Home design: New construction by Lennar; Brick and cement fiber exterior; Composition roof; Slab foundation
• Construction: Built by Lennar (new); Brick and cement fiber siding; Composition shingle roof; Slab foundation
• Exterior features: Park/playground nearby

Interior

• Kitchen: Kitchen approximately 14 x 8; Includes stove/range and dishwasher; Breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet and full bath; Bedroom sizes roughly: Primary 14 x 13; Other bedrooms 10 x 11 (three bedrooms)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Three full bathrooms; Primary bathroom features shower only and double vanity
• Heating & cooling: Central heating; Electric and natural gas heating options; Central air conditioning
• Interior features: Open floor plan with one living area; Breakfast bar; Utility room inside; Laundry room; Laundry on main level; Walk-in closets; All bedrooms downstairs
• Laundry & utility: Washer and dryer connections; Laundry room on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (25.3% below list).
• Recommended offer: $176k (25.3% 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: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% 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: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,612 (25.3% 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 49 days. Have you received any prior offers? Is the seller open to a 25% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 11.2

CMA / ARV

• ARV (median comp): $276,396
• List price: $234,999
• Delta: -14.98%
• 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
14427 Brooke Path	0.00mi	4/3.0	1,802 (+0%)	0mo	$242,999	$135	99
9915 Chavaneaux Lndg	0.09mi	4/2.5	1,802 (+0%)	1mo	$299,990	$166	93
9903 Chavaneaux Lndg	0.08mi	4/2.5	1,802 (+0%)	2mo	$299,990	$166	92
14435 Brooke Path	0.00mi	4/3.0	1,657 (-8%)	2mo	$232,999	$141	86
9910 Chavaneaux Lndg	0.04mi	4/2.0	1,585 (-12%)	2mo	$278,100	$175	73
827 Middlebury Farms	0.47mi	3/2.5 (-1)	1,826 (+2%)	1mo	$259,990	$142	68
831 Middlebury Farms	0.47mi	3/2.5 (-1)	1,826 (+2%)	2mo	$276,990	$152	67
1010 Catalonia Pass	0.40mi	5/2.5 (+1)	1,892 (+5%)	0mo	$245,050	$130	65
1002 Catalonia Pass	0.39mi	5/2.5 (+1)	1,971 (+10%)	2mo	$251,020	$127	57
1002 Calle Altea Rd	0.35mi	4/2.0	1,572 (-12%)	2mo	$225,425	$143	57
9422 Birch Bark Bnd	0.72mi	3/2.5 (-1)	1,780 (-1%)	2mo	$242,255	$136	56
822 Bifurcate Bnd	0.63mi	3/2.5 (-1)	1,908 (+6%)	1mo	$252,068	$132	52

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.89×
• Total profit: $-7,465
• Equity at exit: $93,052

10-year hold

• IRR: 1.1%
• Equity multiple: 1.14×
• Total profit: $9,249
• Equity at exit: $134,274

Cash invested: $65,800 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$59
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-296

Break-even live

Break-even rent $2,130

Max offer price $192,212

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-214	+0% $-296	+5% $-377	+10% $-458
Rent	-10% $-434	-5% $-365	+0% $-296	+5% $-226	+10% $-157
Rate	-1.0pp $-177	-0.5pp $-236	base $-296	+0.5pp $-357	+1.0pp $-419

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	25d	1	0.09mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	0.38mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	0.38mi
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	25d	1	0.50mi
9606 Pleasanton Sq San Antonio, TX	3.0	2.5	1903	$1,700	$0.89	13d	1	0.71mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	12d	1	0.78mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	19d	1	0.80mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	0.97mi
1119 Jordan Xing San Antonio, TX	3.0	2.0	1276	$1,795	$1.41	45d	1	1.02mi
1622 Saenz San Antonio, TX	3.0	2.0	1298	$1,475	$1.14	23d	1	1.02mi
8930 Scarlett Pl San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	1.15mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	25d	1	1.17mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	25d	1	1.24mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	1.25mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	45d	1	1.27mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	1.27mi
710 Titleist Cv San Antonio, TX	4.0	2.5	1950	$1,680	$0.86	45d	1	1.34mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	1.43mi
2203 Cielo Rio, Lot 102 San Antonio, TX	2.0–4.0	2.0–2.5	1574	$2,845	$1.81	0d	150	1.43mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 17 events

1. 2026-06-21
   days on market $234,999 Active 49 DOM
2. 2026-06-18
   days on market $234,999 Active 46 DOM
3. 2026-06-17
   days on market $234,999 Active 45 DOM
4. 2026-06-16
   days on market $234,999 Active 44 DOM
5. 2026-06-15
   statusdays on market $234,999 Active 43 DOM
6. 2026-06-13
   days on market $234,999 Price Change 41 DOM
7. 2026-06-13
   days on market $234,999 Price Change 40 DOM
8. 2026-06-09
   days on market $234,999 Price Change 37 DOM
9. 2026-06-08
   days on market $234,999 Price Change 36 DOM
10. 2026-06-07
    days on market $234,999 Price Change 35 DOM
11. 2026-06-04
    pricedays on market $234,999 Price Change 32 DOM
12. 2026-06-03
    days on market $236,999 Price Change 31 DOM
13. 2026-06-02
    days on market $236,999 Price Change 30 DOM
14. 2026-06-01
    days on market $236,999 Price Change 29 DOM
15. 2026-05-31
    days on market $236,999 Price Change 28 DOM
16. 2026-05-06
    price $262,999 642-char remark
17. 2026-05-03
    listed $264,999 New 642-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: $21,073
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − HOA: −$708
• − Depreciation: −$6,836
• Taxable loss: −$7,706
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $-1,699/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

• 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-11.3% since first listed

5 events — show timeline

• 2026-06-04 Price Changed $234,999 LERA
• 2026-05-26 Price Changed $236,999 LERA
• 2026-05-21 Price Changed $259,999 LERA
• 2026-05-06 Price Changed $262,999 LERA
• 2026-05-03 Listed $264,999 LERA