1420 Burleson · San Antonio, TX 78202

$232,500

3 bd · 2.5 ba · 1,890 sqft · Other public records · 191 Days on market

Built 2022 Good condition 5,357 sqft lot $123/sqft · 5% below area Est $243k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Cash flow +5.8/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Schools +1.4/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Updated home near the heart of downtown San Antonio! This property offers an open layout with a modern kitchen featuring stainless steel appliances, updated counters, and ample cabinet space. Spacious bedrooms and a flexible living area make the home ideal for everyday living. The backyard provides plenty of room for outdoor projects or entertaining. Located minutes from The Pearl, AT&T Center, Freeman Coliseum, and St. Philip's College, with quick access to I-35, I-10, and local dining, parks, and shopping.

Key facts

• Flexible living area
• Backyard
• Ample cabinet space

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED COUNTERS
• AMPLE CABINET SPACE
• FLEXIBLE LIVING AREA
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (19.2% below list).
• Recommended offer: $153k (34.1% below list) — sets the bar for cash-flow.

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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington El (math 2% / reading 8%, grade F, #4,316 of 4,322 statewide, top 100%, 337 students, 98% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 201 active listings in the ZIP; 40 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).
• At $1,879/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 543% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,164 (34.1% 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 191 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.81% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 10.3

CMA / ARV

• ARV (median comp): $243,249
• List price: $232,500
• Delta: -4.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.64×
• Total profit: $106,885
• Equity at exit: $209,454

10-year hold

• IRR: 19.6%
• Equity multiple: 6.58×
• Total profit: $363,369
• Equity at exit: $451,696

Cash invested: $65,100 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 201
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,219
• Tax from tax record: −$638 /mo · $7,658/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-470

Break-even live

Break-even rent $2,474

Max offer price $153,164

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-404	+0% $-470	+5% $-535	+10% $-601
Rent	-10% $-618	-5% $-544	+0% $-470	+5% $-395	+10% $-321
Rate	-1.0pp $-353	-0.5pp $-411	base $-470	+0.5pp $-530	+1.0pp $-591

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: $58,125
• Closing costs: $6,975
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	26d	1	0.04mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	24d	1	0.04mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	45d	1	0.05mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	45d	1	0.07mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	24d	1	0.07mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	26d	1	0.20mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	45d	1	0.21mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	26d	1	0.33mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	26d	1	0.37mi
1707 Dawson St Unit 1101 San Antonio, TX	2.0	1.5	1884	$1,000	$0.53	45d	1	0.38mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.44mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	24d	1	0.44mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	26d	1	0.46mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	26d	1	0.49mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	13d	1	0.53mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	26d	1	0.58mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	22d	1	0.58mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.60mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	26d	1	0.62mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,995	$1.06	6d	1	0.65mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	26d	1	0.67mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	26d	1	0.69mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	45d	1	0.73mi
808 E Carson #102 San Antonio, TX	3.0	2.5	1883	$2,900	$1.54	45d	1	0.73mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	6d	1	0.78mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	45d	1	0.81mi
1326 Ervin St San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	5d	1	0.84mi
1300 Norfleet St San Antonio, TX	2.0	1.0	1632	$1,100	$0.67	26d	1	0.87mi
1607 N Pine St San Antonio, TX	4.0	3.0	2034	$2,995	$1.47	45d	1	0.90mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	45d	1	0.96mi
330 E Carson St San Antonio, TX	2.0	2.0	1398	$1,890	$1.35	24d	1	0.99mi
330 E Carson St Unit 3103 San Antonio, TX	2.0	2.5	1398	$1,890	$1.35	26d	1	0.99mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$1,930	$1.35	26d	1	0.99mi
330 E Carson St Apt 2301 San Antonio, TX	4.0	3.0	2087	$2,835	$1.36	26d	1	0.99mi
330 E Carson St San Antonio, TX	2.0	2.0	1398	$1,890	$1.35	22d	1	0.99mi
330 E Carson St Unit 3103 San Antonio, TX	2.0	2.5	1398	$2,170	$1.55	45d	1	0.99mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$2,215	$1.55	45d	1	0.99mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	4d	1	1.00mi
1606 N Hackberry St #102 San Antonio, TX	2.0	2.5	1474	$2,500	$1.70	13d	1	1.03mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	26d	1	1.07mi

Listing history 46 events

1. 2026-06-21
   days on market $232,500 Active 191 DOM
2. 2026-06-18
   days on market $232,500 Active 188 DOM
3. 2026-06-17
   days on market $232,500 Active 187 DOM
4. 2026-06-16
   days on market $232,500 Active 186 DOM
5. 2026-06-15
   days on market $232,500 Active 185 DOM
6. 2026-06-13
   days on market $232,500 Active 183 DOM
7. 2026-06-09
   days on market $232,500 Active 179 DOM
8. 2026-06-08
   days on market $232,500 Active 178 DOM
9. 2026-06-07
   days on market $232,500 Active 177 DOM
10. 2026-06-04
    days on market $232,500 Active 174 DOM
11. 2026-06-03
    days on market $232,500 Active 173 DOM
12. 2026-06-02
    days on market $232,500 Active 172 DOM
13. 2026-06-01
    days on market $232,500 Active 171 DOM
14. 2026-05-31
    days on market $232,500 Active 170 DOM
15. 2026-04-17
    status Back on Market 517-char remark

    Show marketing remark (517 chars)

    Updated home near the heart of downtown San Antonio! This property offers an open layout with a modern kitchen featuring stainless steel appliances, updated counters, and ample cabinet space. Spacious bedrooms and a flexible living area make the home ideal for everyday living. The backyard provides plenty of room for outdoor projects or entertaining. Located minutes from The Pearl, AT&T Center, Freeman Coliseum, and St. Philip's College, with quick access to I-35, I-10, and local dining, parks, and shopping.

16. 2026-04-09
    status Pending 517-char remark

    Show marketing remark (517 chars)

    Updated home near the heart of downtown San Antonio! This property offers an open layout with a modern kitchen featuring stainless steel appliances, updated counters, and ample cabinet space. Spacious bedrooms and a flexible living area make the home ideal for everyday living. The backyard provides plenty of room for outdoor projects or entertaining. Located minutes from The Pearl, AT&T Center, Freeman Coliseum, and St. Philip's College, with quick access to I-35, I-10, and local dining, parks, and shopping.

17. 2026-01-13
    price $232,500 517-char remark

    Show marketing remark (517 chars)

    Updated home near the heart of downtown San Antonio! This property offers an open layout with a modern kitchen featuring stainless steel appliances, updated counters, and ample cabinet space. Spacious bedrooms and a flexible living area make the home ideal for everyday living. The backyard provides plenty of room for outdoor projects or entertaining. Located minutes from The Pearl, AT&T Center, Freeman Coliseum, and St. Philip's College, with quick access to I-35, I-10, and local dining, parks, and shopping.

18. 2025-12-04
    listed $242,500 New 517-char remark

    Show marketing remark (517 chars)

    Updated home near the heart of downtown San Antonio! This property offers an open layout with a modern kitchen featuring stainless steel appliances, updated counters, and ample cabinet space. Spacious bedrooms and a flexible living area make the home ideal for everyday living. The backyard provides plenty of room for outdoor projects or entertaining. Located minutes from The Pearl, AT&T Center, Freeman Coliseum, and St. Philip's College, with quick access to I-35, I-10, and local dining, parks, and shopping.

19. 2025-11-30
    historical
20. 2025-11-22
    price $242,500
21. 2025-10-31
    price $256,500
22. 2025-10-03
    price $259,900
23. 2025-09-05
    price $265,000
24. 2025-08-08
    price $274,990
25. 2025-07-18
    listed $279,900 Active
26. 2025-07-01
    historical
27. 2025-05-16
    price $295,000
28. 2025-03-19
    price $305,000
29. 2025-02-07
    price $315,000
30. 2024-11-22
    listed $325,000 New
31. 2024-09-13
    historical $2,640
32. 2024-09-13
    listed $2,640
33. 2024-08-28
    historical $2,590
34. 2024-08-27
    historical $2,590
35. 2024-08-24
    price $2,590
36. 2024-08-24
    price $2,590
37. 2024-08-21
    price $2,640
38. 2024-08-16
    price $2,640
39. 2024-08-10
    price $2,690
40. 2024-08-09
    price $2,690
41. 2024-08-07
    listed $2,715
42. 2024-08-07
    listed $2,715
43. 2024-07-05
    historical $2,765
44. 2024-07-04
    historical $2,765
45. 2024-06-13
    listed $2,765
46. 2024-06-13
    listed $2,765

ⓘ 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: $7,658 · $638/mo
• Projected year-2 tax: $7,658 · $638/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,551
• − Mortgage interest: −$13,024
• − Property taxes: −$7,658
• − Insurance: −$1,162
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,764
• Taxable loss: −$9,665
• Est. tax savings @ 24.0%: +$2,320
• After-tax cash flow: $-3,317/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 · 6 photos

Good 80/100 Cosmetic rehab

This updated home near downtown San Antonio is in good condition with a modern kitchen and well-maintained exterior. Simple landscaping and curb appeal improvements can further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a small garden or planter box near the front porch — Can improve the aesthetic and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a small garden or planter box near the front porch — Can improve the aesthetic and add value to the property. ↑

ⓘ 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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

+8308.7% since first listed

32 events — show timeline

• 2026-04-17 Relisted — LERA
• 2026-04-09 Pending — LERA
• 2026-01-13 Price Changed $232,500 LERA
• 2025-12-04 Listed $242,500 LERA
• 2025-11-30 Listing Removed — HARMLS
• 2025-11-22 Price Changed $242,500 HARMLS
• 2025-10-31 Price Changed $256,500 HARMLS
• 2025-10-03 Price Changed $259,900 HARMLS
• 2025-09-05 Price Changed $265,000 HARMLS
• 2025-08-08 Price Changed $274,990 HARMLS
• 2025-07-18 Listed $279,900 HARMLS
• 2025-07-01 Listing Removed — LERA
• 2025-05-16 Price Changed $295,000 LERA
• 2025-03-19 Price Changed $305,000 LERA
• 2025-02-07 Price Changed $315,000 LERA
• 2024-11-22 Listed $325,000 LERA
• 2024-09-13 Rental Removed $2,640 RENT.
• 2024-09-13 Listed for Rent $2,640 RENT.
• 2024-08-28 Rental Removed $2,590 RENTLY
• 2024-08-27 Rental Removed $2,590 RENT.
• 2024-08-24 Price Changed $2,590 RENT.
• 2024-08-24 Price Changed $2,590 RENTLY
• 2024-08-21 Price Changed $2,640 RENT.
• 2024-08-16 Price Changed $2,640 RENTLY
• 2024-08-10 Price Changed $2,690 RENT.
• 2024-08-09 Price Changed $2,690 RENTLY
• 2024-08-07 Listed for Rent $2,715 RENT.
• 2024-08-07 Listed for Rent $2,715 RENTLY
• 2024-07-05 Rental Removed $2,765 RENTLY
• 2024-07-04 Rental Removed $2,765 RENT.
• 2024-06-13 Listed for Rent $2,765 RENT.
• 2024-06-13 Listed for Rent $2,765 RENTLY