6420 Legato Curv · San Antonio, TX 78252

$199,900

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 265 Days on market

Built 2019 6,969 sqft lot $170/sqft · 21% below area Est $254k · 21% under $60/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Welcome to 6420 Legato Curve! This single-story home offers 3 bedrooms, 2 baths, and 1,180 sq. ft. of comfortable living space. The open layout creates an inviting flow, featuring a spacious dining and living room combo that's perfect for entertaining or relaxing with family. The split master bedroom provides added privacy, complete with its own full bath. Secondary bedrooms are generously sized, ideal for family, guests, or even a home office. Step outside to a great backyard with plenty of room for outdoor fun, gardening, or future entertaining spaces. Located in a convenient and growing area of San Antonio, this home offers easy access to shopping, dining, schools, and major highways. Don't miss your chance to own this home - schedule your showing today! Home is being sold AS IS.

Key facts

• Move-in ready
• Open layout
• Split master bedroom

Tags

• OPEN LAYOUT
• SPLIT MASTER BEDROOM
• GREAT BACKYARD
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-22 ($-264/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.3% below list).
• Recommended offer: $169k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, crime F.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 537 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); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 265 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $25k (11%) 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,219 (15.3% 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 265 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $254,020
• List price: $199,900
• Delta: -21.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13608 Whisper Xing	0.23mi	3/2.0	1,156 (-2%)	4mo	$224,900	$195	83
6619 Legato Curv	0.28mi	3/2.0	1,156 (-2%)	3mo	$220,000	$190	81
6419 Legato	0.03mi	3/2.0	1,323 (+12%)	11mo	$260,000	$197	69
5928 Olson Blfs	0.58mi	3/2.0	1,353 (+15%)	13mo	$255,000	$188	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.78×
• Total profit: $-12,211
• Equity at exit: $58,027

10-year hold

• IRR: -1.0%
• Equity multiple: 0.90×
• Total profit: $-5,347
• Equity at exit: $69,737

Cash invested: $55,972 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,692 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$83
• HOA: −$60
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-22

Break-even live

Break-even rent $1,720

Max offer price $196,020

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6519 Dynamic Sound San Antonio, TX	3.0	2.0	1156	$1,700	$1.47	23d	1	0.15mi
6528 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,475	$1.24	14d	1	0.15mi
6548 Dynamic Sound San Antonio, TX	3.0	2.0	1323	$1,495	$1.13	23d	1	0.18mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	43d	1	0.24mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	3d	1	0.24mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	23d	1	0.33mi
6304 Masterson Rd Unit 3294 San Antonio, TX	3.0	2.0	1463	$2,209	$1.51	3d	1	0.34mi
6304 Masterson Rd Unit 2294 San Antonio, TX	2.0	2.0	1158	$1,897	$1.64	3d	1	0.34mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	43d	1	0.36mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	43d	1	0.53mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	23d	1	0.70mi
5565 Mansions Blfs San Antonio, TX	1.0–4.0	1.0–3.0	1326	$1,901	$1.43	1d	33	0.74mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	43d	1	0.74mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	23d	1	0.80mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	43d	1	0.88mi
5525 Mansions Blfs San Antonio, TX	3.0	1.0–2.0	869	$1,613	$1.86	1d	48	0.88mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	23d	1	0.89mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	43d	1	0.90mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	17d	1	0.96mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	23d	1	0.96mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	23d	1	0.99mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	23d	1	0.99mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	17d	1	1.02mi
5022 Flight Sail San Antonio, TX	3.0	2.0	1300	$1,700	$1.31	23d	1	1.02mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	43d	1	1.02mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	12d	1	1.06mi
13850 Llama Pl San Antonio, TX	2.0	2.0	741	$1,250	$1.69	2d	1	1.08mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	23d	1	1.10mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	43d	1	1.10mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	43d	1	1.11mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	43d	1	1.11mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	2d	1	1.12mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	21d	1	1.12mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	23d	1	1.12mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	43d	1	1.12mi
13918 Llama Pl San Antonio, TX	2.0	2.0	741	$1,500	$2.02	43d	1	1.15mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	21d	1	1.16mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	4d	1	1.17mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	1.20mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	43d	1	1.21mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 23 events

1. 2026-06-18
   days on market $199,900 Active 265 DOM
2. 2026-06-17
   days on market $199,900 Active 264 DOM
3. 2026-06-16
   days on market $199,900 Active 263 DOM
4. 2026-06-15
   days on market $199,900 Active 262 DOM
5. 2026-06-13
   days on market $199,900 Active 260 DOM
6. 2026-06-09
   days on market $199,900 Active 256 DOM
7. 2026-06-08
   days on market $199,900 Active 255 DOM
8. 2026-06-07
   days on market $199,900 Active 254 DOM
9. 2026-06-04
   days on market $199,900 Active 251 DOM
10. 2026-06-03
    days on market $199,900 Active 250 DOM
11. 2026-06-02
    days on market $199,900 Active 249 DOM
12. 2026-06-02
    days on market $199,900 Active 248 DOM
13. 2026-05-31
    days on market $199,900 Active 247 DOM
14. 2026-03-26
    price $199,900 793-char remark

    Show marketing remark (793 chars)

    Welcome to 6420 Legato Curve! This single-story home offers 3 bedrooms, 2 baths, and 1,180 sq. ft. of comfortable living space. The open layout creates an inviting flow, featuring a spacious dining and living room combo that's perfect for entertaining or relaxing with family. The split master bedroom provides added privacy, complete with its own full bath. Secondary bedrooms are generously sized, ideal for family, guests, or even a home office. Step outside to a great backyard with plenty of room for outdoor fun, gardening, or future entertaining spaces. Located in a convenient and growing area of San Antonio, this home offers easy access to shopping, dining, schools, and major highways. Don't miss your chance to own this home - schedule your showing today! Home is being sold AS IS.

15. 2025-11-08
    price $205,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to 6420 Legato Curve! This single-story home offers 3 bedrooms, 2 baths, and 1,180 sq. ft. of comfortable living space. The open layout creates an inviting flow, featuring a spacious dining and living room combo that's perfect for entertaining or relaxing with family. The split master bedroom provides added privacy, complete with its own full bath. Secondary bedrooms are generously sized, ideal for family, guests, or even a home office. Step outside to a great backyard with plenty of room for outdoor fun, gardening, or future entertaining spaces. Located in a convenient and growing area of San Antonio, this home offers easy access to shopping, dining, schools, and major highways. Don't miss your chance to own this home - schedule your showing today! Home is being sold AS IS.

16. 2025-10-14
    price $215,000 793-char remark

    Show marketing remark (793 chars)

    Welcome to 6420 Legato Curve! This single-story home offers 3 bedrooms, 2 baths, and 1,180 sq. ft. of comfortable living space. The open layout creates an inviting flow, featuring a spacious dining and living room combo that's perfect for entertaining or relaxing with family. The split master bedroom provides added privacy, complete with its own full bath. Secondary bedrooms are generously sized, ideal for family, guests, or even a home office. Step outside to a great backyard with plenty of room for outdoor fun, gardening, or future entertaining spaces. Located in a convenient and growing area of San Antonio, this home offers easy access to shopping, dining, schools, and major highways. Don't miss your chance to own this home - schedule your showing today! Home is being sold AS IS.

17. 2025-09-26
    listed $225,000 New 793-char remark

    Show marketing remark (793 chars)

    Welcome to 6420 Legato Curve! This single-story home offers 3 bedrooms, 2 baths, and 1,180 sq. ft. of comfortable living space. The open layout creates an inviting flow, featuring a spacious dining and living room combo that's perfect for entertaining or relaxing with family. The split master bedroom provides added privacy, complete with its own full bath. Secondary bedrooms are generously sized, ideal for family, guests, or even a home office. Step outside to a great backyard with plenty of room for outdoor fun, gardening, or future entertaining spaces. Located in a convenient and growing area of San Antonio, this home offers easy access to shopping, dining, schools, and major highways. Don't miss your chance to own this home - schedule your showing today! Home is being sold AS IS.

18. 2019-09-30
    soldstatus Sold 169-char remark

    Show marketing remark (169 chars)

    This single story 3 bedroom, 2 bath home features 1180 sq ft of living space. The layout features a split master bedroom. Open dining room/living combo. Great back yard!

19. 2019-07-24
    price $182,125 169-char remark

    Show marketing remark (169 chars)

    This single story 3 bedroom, 2 bath home features 1180 sq ft of living space. The layout features a split master bedroom. Open dining room/living combo. Great back yard!

20. 2019-07-02
    listed $181,125 New 169-char remark

    Show marketing remark (169 chars)

    This single story 3 bedroom, 2 bath home features 1180 sq ft of living space. The layout features a split master bedroom. Open dining room/living combo. Great back yard!

21. 2019-07-01
    historical
22. 2019-06-11
    price $181,125
23. 2019-05-23
    listed $180,125 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: $2,006 · $167/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$1,652/yr (+$138/mo · 82.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,306
• − Mortgage interest: −$11,198
• − Property taxes: −$2,006
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$720
• − Depreciation: −$5,815
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $620/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

+11.0% since first listed

10 events — show timeline

• 2026-03-26 Price Changed $199,900 LERA
• 2025-11-08 Price Changed $205,000 LERA
• 2025-10-14 Price Changed $215,000 LERA
• 2025-09-26 Listed $225,000 LERA
• 2019-09-30 Sold (MLS) — LERA
• 2019-07-24 Price Changed $182,125 LERA
• 2019-07-02 Listed $181,125 LERA
• 2019-07-01 Listing Removed — LERA
• 2019-06-11 Price Changed $181,125 LERA
• 2019-05-23 Listed $180,125 LERA

Property tax history

-12.2%/yr

Latest (2025): $2,006 · -57.2% YoY. Source: county tax records.