3827 Southton Vw · San Antonio, TX 78222

$179,999

3 bd · 2.5 ba · 1,238 sqft · SingleFamily public records · 40 Days on market

Built 2017 5,227 sqft lot $145/sqft · 17% below area Est $218k · 17% under $6/mo HOA

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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 +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3827 Southton View-featuring * * new luxury vinyl plank flooring * * and fresh interior paint, this beautifully maintained 3-bedroom, 2.5-bathroom property offers a bright, updated feel from the moment you walk in. The open layout provides a seamless flow for both everyday living and entertaining, while the spacious bedrooms offer comfort and flexibility for any lifestyle. Step outside to a * * large concrete patio * * , perfect for hosting gatherings, weekend BBQs, or simply relaxing under the Texas sky. The expansive backyard offers endless possibilities-whether it's space for outdoor games, pets, or creating your own private retreat. This home offers the perfect blend o

Key facts

• Large concrete patio
• Expansive backyard
• 5,227 sq ft lot

Tags

• LARGE CONCRETE PATIO
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Subdivision: Foster Meadows
• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; Annual HOA fee of $72; Association transfer fee $200; Neighborhood amenities include a park/playground

Exterior

• Parking: 1-car garage
• Utilities: City water and sewer; Water supplier: SAWS; Gas supplier: CPS; Electric supplier: CPS
• Home design: Pre-owned home built approximately 9 years ago
• Construction: Slab foundation; Other roof type (see remarks)
• Exterior features: Patio slab; Privacy fence; Siding exterior

Interior

• Kitchen: Kitchen — 14 x 9
• Bedrooms: Master bedroom (upper level) — 12 x 14; Bedroom 2 — 10 x 11; Bedroom 3 — 10 x 12
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with tub/shower combination — 8 x 10
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; All window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (5.6% below list).
• Recommended offer: $170k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sinclair El (math 13% / reading 20%, grade F, #3,946 of 4,322 statewide, top 92%, 721 students, 71% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 428 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,937 (5.6% 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 40 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (median comp): $217,846
• List price: $179,999
• Delta: -17.37%
• 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
6002 Blind	0.21mi	3/2.0	1,232 (-0%)	2mo	$100,000	$81	86
3831 Southton	0.02mi	3/2.5	1,415 (+14%)	1mo	$190,000	$134	75
3446 Glacier	0.29mi	3/2.0	1,178 (-5%)	2mo	$179,990	$153	74
3530 Horizon Lk	0.41mi	3/2.0	1,272 (+3%)	2mo	$185,000	$145	73
6127 Southern Vis	0.12mi	3/2.5	1,415 (+14%)	1mo	$189,900	$134	70
5962 Celestite Bnd	0.60mi	3/2.0	1,190 (-4%)	1mo	$225,000	$189	63
4615 Flying Hooves	0.69mi	3/2.5	1,286 (+4%)	0mo	$199,990	$156	61
4631 Flying Hooves	0.72mi	3/2.5	1,286 (+4%)	2mo	$214,990	$167	58
3551 Lake Tahoe	0.51mi	3/2.0	1,131 (-9%)	2mo	$180,000	$159	58
5527 Rosillo Hl	0.65mi	3/2.0	1,310 (+6%)	1mo	$189,900	$145	57
5954 Celestite Bnd	0.60mi	4/2.0 (+1)	1,359 (+10%)	1mo	$236,000	$174	48
4722 Beryl Loop	0.56mi	3/2.5	1,419 (+15%)	2mo	$245,095	$173	48

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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-29,016
• Equity at exit: $26,838

10-year hold

• IRR: -5.1%
• Equity multiple: 0.64×
• Total profit: $-17,916
• Equity at exit: $15,563

Cash invested: $50,400 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 428
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$944
• Tax from tax record: −$354 /mo · $4,243/yr
• Insurance: −$75
• HOA: −$6
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-36

Break-even live

Break-even rent $1,745

Max offer price $173,630

Occupancy floor 97%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	23d	1	0.15mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	2d	1	0.15mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	43d	1	0.27mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	12d	1	0.29mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	2d	1	0.34mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	21d	1	0.34mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	4d	1	0.35mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	16d	1	0.36mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	12d	1	0.37mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	43d	1	0.37mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	2d	1	0.38mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,510	$1.07	20d	1	0.39mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	1d	1	0.44mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	23d	1	0.54mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	23d	1	0.55mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	43d	1	0.57mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	10d	1	0.59mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	43d	1	0.62mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	23d	1	0.72mi
5011 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	0.77mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	23d	1	0.77mi
5019 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,500	$1.18	23d	1	0.78mi
5102 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.79mi
5107 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	23d	1	0.80mi
5114 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	0.81mi
5115 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,550	$1.25	17d	1	0.81mi
5119 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.82mi
5207 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	43d	1	0.85mi
5203 Blue Rnch San Antonio, TX	3.0	2.5	1272	$1,615	$1.27	23d	1	0.85mi
5214 Jade Xing San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	23d	1	0.86mi
5215 Jade Xing San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	4d	1	0.86mi
5231 Jade Xing San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	10d	1	0.89mi
5227 Blue Rnch San Antonio, TX	3.0	2.5	1239	$1,590	$1.28	23d	1	0.89mi
5231 Blue Rnch San Antonio, TX	3.0	2.5	1419	$1,690	$1.19	43d	1	0.90mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.95mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	4d	1	0.98mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	12d	1	1.04mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	4d	1	1.05mi
5418 Tourmaline Loop San Antonio, TX	3.0	2.0	1388	$1,575	$1.13	4d	1	1.06mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	4d	1	1.10mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 25 events

1. 2026-06-07
   statusdays on market $179,999 Pending 40 DOM
2. 2026-06-04
   days on market $179,999 Active 38 DOM
3. 2026-06-03
   days on market $179,999 Active 37 DOM
4. 2026-06-02
   days on market $179,999 Active 36 DOM
5. 2026-06-01
   days on market $179,999 Active 35 DOM
6. 2026-05-31
   days on market $179,999 Active 34 DOM
7. 2026-04-27
   listed $179,999 New 775-char remark
8. 2026-04-20
   historical
9. 2026-04-14
   status Back on Market
10. 2026-04-01
    status Pending
11. 2026-03-26
    historical Active Option
12. 2026-03-15
    status Back on Market
13. 2026-03-12
    historical Active Option
14. 2026-02-16
    price $185,000
15. 2026-01-14
    listed $190,000 New
16. 2026-01-07
    historical
17. 2025-12-11
    price $199,000
18. 2025-10-05
    price $199,989
19. 2025-08-18
    price $199,999
20. 2025-06-26
    listed $204,999 New
21. 2017-04-17
    soldstatus Sold
22. 2017-03-10
    status Pending
23. 2017-02-09
    listed $156,900 New
24. 2017-02-06
    historical
25. 2017-01-09
    listed $158,900 New

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,243 · $354/mo
• Projected year-2 tax: $4,243 · $354/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,392
• − Mortgage interest: −$10,083
• − Property taxes: −$4,243
• − Insurance: −$900
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$72
• − Depreciation: −$5,236
• Taxable loss: −$3,405
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $385/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 1%

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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

+13.3% since first listed

21 events — show timeline

• 2026-06-06 Pending — LERA
• 2026-06-06 Contingent — LERA
• 2026-04-27 Listed $179,999 LERA
• 2026-04-20 Listing Removed — LERA
• 2026-04-14 Relisted — LERA
• 2026-04-01 Pending — LERA
• 2026-03-26 Contingent — LERA
• 2026-03-15 Relisted — LERA
• 2026-03-12 Contingent — LERA
• 2026-02-16 Price Changed $185,000 LERA
• 2026-01-14 Listed $190,000 LERA
• 2026-01-07 Listing Removed — LERA
• 2025-12-11 Price Changed $199,000 LERA
• 2025-10-05 Price Changed $199,989 LERA
• 2025-08-18 Price Changed $199,999 LERA
• 2025-06-26 Listed $204,999 LERA
• 2017-04-17 Sold (MLS) — LERA
• 2017-03-10 Pending — LERA
• 2017-02-09 Listed $156,900 LERA
• 2017-02-06 Listing Removed — LERA
• 2017-01-09 Listed $158,900 LERA

Property tax history

+19.1%/yr

Latest (2025): $4,243 · +3.7% YoY. Source: county tax records.