3423 Ironwood Fls · San Antonio, TX 78261

$259,900

3 bd · 2.0 ba · 1,385 sqft · SingleFamily public records · 90 Days on market

Built 2005 5,488 sqft lot $188/sqft · 15% below area Est $305k · 15% under $48/mo HOA · 2% of rent

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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 +14.1/15.0
• Cash flow +7.0/30.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** PRICE ADJUSTMENT *** WELCOME TO THE HIGHLY SOUGHT AFTER BULVERDE VILLAGE*** Don't miss the chance to be part of this amazing community. New paint carpet and flooring installed 2024. New countertops in kitchen.The nicely size bedrooms provide versatile living and working opportunities. Nice size backyard .Home located in NEISD all 3 schools near home.Schedule a showing today to experience the comfort and convenience of this coveted location. Close to hill country, 70 miles from Austin, 2 1/2 hours from beach (Corpus Christi) Near PGA Golf course, close to Stone Oak*** *** PRICE ADJUSTMENT***

Key facts

• New carpet
• New flooring
• New paint

Tags

• NEW PAINT
• NEW CARPET
• NEW FLOORING
• NEW COUNTERTOPS
• NICELY SIZED BACKYARD
• NEISD SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (24.9% below list).
• Recommended offer: $192k (26.1% 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: schools C-, crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent is only 16% of the median local income ($148k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 90 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $192,185 (26.1% 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 90 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 0.75% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.32%
• DSCR: 0.72
• GRM: 11.1

CMA / ARV

• ARV (median comp): $304,890
• List price: $259,900
• Delta: -14.76%
• 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
3402 Ashleaf	0.14mi	3/2.0	1,196 (-14%)	3mo	$279,000	$233	68
25011 Longbranch	0.26mi	3/2.0	1,200 (-13%)	3mo	$270,000	$225	64
3722 Crimson Star	0.38mi	3/2.0	1,513 (+9%)	6mo	$279,900	$185	62
3406 Ashleaf Wls	0.14mi	3/2.0	1,196 (-14%)	12mo	$265,000	$222	60
3711 Crimson Star	0.40mi	3/2.0	1,513 (+9%)	9mo	$285,000	$188	58
3510 Alamo Grns	0.28mi	3/2.0	1,248 (-10%)	16mo	$260,000	$208	57
3611 Texas Buckeye	0.24mi	3/2.0	1,196 (-14%)	12mo	$289,000	$242	56
3526 Sabinal Maple	0.39mi	3/2.0	1,196 (-14%)	17mo	$269,000	$225	45
3719 Fringe Breeze	0.61mi	3/2.0	1,196 (-14%)	8mo	$269,000	$225	42
3714 Hideaway Grn	0.65mi	3/2.0	1,225 (-12%)	11mo	$274,000	$224	42
25214 Judson	0.66mi	3/2.0	1,196 (-14%)	7mo	$269,999	$226	41
3747 Hideaway Grn	0.70mi	3/2.0	1,196 (-14%)	10mo	$269,999	$226	36

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.15×
• Total profit: $-61,654
• Equity at exit: $38,752

10-year hold

• IRR: -13.7%
• Equity multiple: 0.12×
• Total profit: $-64,151
• Equity at exit: $22,471

Cash invested: $72,772 (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 78261

• Home prices YoY: -15.0%
• Rents YoY: 5.4%
• Active inventory: 236
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,952 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$407 /mo · $4,878/yr
• Insurance: −$108
• HOA: −$48
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-383

Break-even live

Break-even rent $2,438

Max offer price $192,185

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3414 Ironwood Fls San Antonio, TX	3.0	2.0	1625	$2,000	$1.23	17d	1	0.04mi
3503 Longhorn Crk San Antonio, TX	3.0	2.0	1744	$2,300	$1.32	15d	1	0.09mi
23931 Wimberly Oaks San Antonio, TX	3.0	2.0	1196	$1,850	$1.55	43d	1	0.13mi
3538 Lantana Fls San Antonio, TX	3.0	2.0	1248	$1,850	$1.48	15d	1	0.25mi
3538 Lantana Fls San Antonio, TX	3.0	2.0	1248	$1,850	$1.48	7d	1	0.25mi
25311 Longbranch Run San Antonio, TX	3.0	2.0	1196	$1,750	$1.46	24d	1	0.45mi
25322 Longbranch Run San Antonio, TX	3.0	2.5	1808	$1,940	$1.07	20d	1	0.46mi
3814 Ashleaf Pecan San Antonio, TX	3.0	2.0	1731	$2,000	$1.16	4d	1	0.47mi
3915 Arrowwood Bnd San Antonio, TX	3.0	2.0	1731	$2,000	$1.16	10d	1	0.48mi
25347 Longbranch Run San Antonio, TX	3.0	2.0	1196	$1,875	$1.57	4d	1	0.52mi
3935 Torey Mesquite San Antonio, TX	3.0	2.0	1731	$1,750	$1.01	20d	1	0.54mi
3815 Bennington Way San Antonio, TX	3.0	2.0	1761	$2,150	$1.22	17d	1	0.55mi
3814 Flyer Vis San Antonio, TX	3.0	2.5	1811	$2,250	$1.24	43d	1	0.69mi
22800 Bulverde Rd Unit 3213 San Antonio, TX	3.0	2.0	1586	$2,116	$1.33	3d	1	1.08mi
22800 Bulverde Rd Unit 2213 San Antonio, TX	2.0	2.0	1098	$1,539	$1.40	3d	1	1.08mi
4092 Tpc Pkwy San Antonio, TX	1.0–4.0	1.0–4.0	1251	$2,074	$1.66	1d	30	1.20mi
3610 Sweet Olive San Antonio, TX	3.0	2.0	1839	$2,150	$1.17	17d	1	1.23mi
24442 US Highway 281 N San Antonio, TX	1.0–3.0	1.0–2.0	1013	$1,675	$1.65	2d	23	1.26mi
24442 U.S. Highway 281 N Apt 710 San Antonio, TX	2.0	2.0	1118	$1,281	$1.15	3d	1	1.26mi
26214 Ponyfoot San Antonio, TX	3.0	2.0	1460	$1,270	$0.87	24d	1	1.33mi
23142 US Highway 281 N San Antonio, TX	1.0–3.0	1.0–2.0	998	$1,425	$1.43	43d	1	1.38mi
23142 US Highway 281 N San Antonio, TX	1.0–3.0	1.0–2.0	998	$1,425	$1.43	2d	14	1.38mi
4130 Cibolo Canyons San Antonio, TX	1.0–2.0	1.0–2.0	913	$1,595	$1.75	4d	6	1.43mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 27 events

1. 2026-06-18
   days on market $259,900 Active 90 DOM
2. 2026-06-17
   days on market $259,900 Active 89 DOM
3. 2026-06-16
   days on market $259,900 Active 88 DOM
4. 2026-06-13
   days on market $259,900 Active 85 DOM
5. 2026-06-13
   days on market $259,900 Active 84 DOM
6. 2026-06-09
   days on market $259,900 Active 81 DOM
7. 2026-06-08
   statusdays on market $259,900 Active 80 DOM
8. 2026-06-07
   days on market $259,900 Price Change 79 DOM
9. 2026-06-04
   days on market $259,900 Price Change 76 DOM
10. 2026-06-03
    days on market $259,900 Price Change 75 DOM
11. 2026-06-02
    days on market $259,900 Price Change 74 DOM
12. 2026-06-01
    days on market $259,900 Price Change 73 DOM
13. 2026-05-31
    days on market $259,900 Price Change 72 DOM
14. 2026-05-01
    price $269,900 607-char remark

    Show marketing remark (607 chars)

    *** PRICE ADJUSTMENT *** WELCOME TO THE HIGHLY SOUGHT AFTER BULVERDE VILLAGE*** Don't miss the chance to be part of this amazing community. New paint carpet and flooring installed 2024. New countertops in kitchen.The nicely size bedrooms provide versatile living and working opportunities. Nice size backyard .Home located in NEISD all 3 schools near home.Schedule a showing today to experience the comfort and convenience of this coveted location. Close to hill country, 70 miles from Austin, 2 1/2 hours from beach (Corpus Christi) Near PGA Golf course, close to Stone Oak*** *** PRICE ADJUSTMENT***

15. 2026-03-20
    listed $275,000 New 607-char remark

    Show marketing remark (607 chars)

    *** PRICE ADJUSTMENT *** WELCOME TO THE HIGHLY SOUGHT AFTER BULVERDE VILLAGE*** Don't miss the chance to be part of this amazing community. New paint carpet and flooring installed 2024. New countertops in kitchen.The nicely size bedrooms provide versatile living and working opportunities. Nice size backyard .Home located in NEISD all 3 schools near home.Schedule a showing today to experience the comfort and convenience of this coveted location. Close to hill country, 70 miles from Austin, 2 1/2 hours from beach (Corpus Christi) Near PGA Golf course, close to Stone Oak*** *** PRICE ADJUSTMENT***

16. 2023-12-29
    historical
17. 2023-11-17
    price $288,500
18. 2023-10-29
    price $290,000
19. 2023-10-28
    status Back on Market
20. 2023-10-16
    historical
21. 2023-10-14
    listed $285,000 New
22. 2007-05-14
    soldstatus
23. 2007-05-10
    soldstatus
24. 2007-04-17
    historical
25. 2006-10-21
    listed $139,000
26. 2005-07-25
    soldstatus
27. 2005-03-02
    listed $129,975

ⓘ 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: $4,878 · $407/mo
• Projected year-2 tax: $4,878 · $407/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 ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,429
• − Mortgage interest: −$14,558
• − Property taxes: −$4,878
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − HOA: −$576
• − Depreciation: −$7,561
• Taxable loss: −$9,192
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-2,394/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 26,657
• Household income: $147,727
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 257.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 43% Hispanic / Latino 36% Two or more races 25% Black 9% Asian 5% Native American 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 12% · Canada, Jamaica, South Korea
• Languages at home: 74% English-only · Spanish 17% Other Indo-European 3% Russian/Polish/Slavic 3%

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: ▼ -40.32%
• Current HPI: 227.8859
• Rent YoY: ▲ 5.37%
• 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

+107.7% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $269,900 LERA
• 2026-03-20 Listed $275,000 LERA
• 2023-12-29 Listing Removed — LERA
• 2023-11-17 Price Changed $288,500 LERA
• 2023-10-29 Price Changed $290,000 LERA
• 2023-10-28 Relisted — LERA
• 2023-10-16 Listing Removed — LERA
• 2023-10-14 Listed $285,000 LERA
• 2007-05-14 Sold (Public Records) — Public Records
• 2007-05-10 Sold (MLS) — LERA
• 2007-04-17 Listing Removed — LERA
• 2006-10-21 Listed $139,000 LERA
• 2005-07-25 Sold (MLS) — LERA
• 2005-03-02 Listed $129,975 LERA

Property tax history

+4.5%/yr

Latest (2025): $4,878 · -2.7% YoY. Source: county tax records.