3119 Winsome · San Antonio, TX 78224

$175,000

3 bd · 2.5 ba · 1,193 sqft · SingleFamily public records · 15 Days on market

Built 2017 5,009 sqft lot $147/sqft · 10% below area Est $194k · 10% under

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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 +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

Key facts

• Quick access to i-35
• 5,009 sq ft lot
• Built 2017

Tags

• QUICK ACCESS TO I-410
• QUICK ACCESS TO I-35
• NEAR PALO ALTO COLLEGE

Property features AI

Finance

• Financial info: Down payment resources available (DPR eligible)
• HOA & community: Located in the Palo Alto Village community

Exterior

• Utilities: Electric service: CPS; Water supplier: SAWS; City sewer and water systems
• Home design: Pre-owned property; Located in the Palo Alto Village subdivision
• Construction: Approximately 9 years old; Siding exterior; Slab foundation; Other roof type (see remarks); Built by Camilo Garcia
• Exterior features: Wrought iron fence; Double pane windows; Storage building / shed; Street paved with curbs, sidewalks and streetlights

Interior

• Kitchen: Kitchen (12 x 10); Stove/Range
• Bedrooms: Master bedroom on lower level (15 x 14); Bedroom 2 (11 x 10); Bedroom 3 (11 x 10)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with shower only (10 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range included; One living area; Some window coverings remain
• 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 $175k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.6% below list).
• Recommended offer: $156k (11.0% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 274 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,808 (11.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 8.7

CMA / ARV

• ARV (median comp): $193,923
• List price: $175,000
• Delta: -9.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11307 Gaylord Dr	0.13mi	2/2.0 (-1)	1,189 (-0%)	9mo	$197,000	$166	79
11219 Highcrest Dr	0.07mi	4/2.0 (+1)	1,191 (-0%)	24mo	$195,000	$164	70
3058 Moss Spring Dr	0.28mi	3/2.0	1,141 (-4%)	14mo	$190,000	$167	66
10707 Musket	0.36mi	3/1.0	1,088 (-9%)	10mo	$182,000	$167	54
2538 Dry Moss Way	0.74mi	3/2.0	1,253 (+5%)	4mo	$239,990	$192	52
10407 Caddo Pass	0.69mi	3/2.0	1,242 (+4%)	13mo	$203,325	$164	48
3023 Bay Hurst	0.31mi	3/2.0	1,022 (-14%)	14mo	$175,000	$171	48
3358 Old Almonte Dr	0.69mi	3/2.0	1,242 (+4%)	16mo	$209,083	$168	45
3327 Old Almonte Dr	0.70mi	3/2.0	1,242 (+4%)	16mo	$204,413	$165	45
3111 Old Almonte	0.66mi	3/2.0	1,354 (+14%)	8mo	$184,900	$137	38

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.73×
• Total profit: $84,982
• Equity at exit: $157,654

10-year hold

• IRR: 19.0%
• Equity multiple: 6.09×
• Total profit: $249,398
• Equity at exit: $339,987

Cash invested: $49,000 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,669 high
• Mortgage (P&I): −$918
• Tax from tax record: −$437 /mo · $5,242/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-109

Break-even live

Break-even rent $1,807

Max offer price $155,808

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11009 Valley Star Dr San Antonio, TX	4.0	1.5	1004	$1,450	$1.44	4d	1	0.16mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	44d	1	0.24mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	44d	1	0.24mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	13d	1	0.24mi
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	44d	1	0.25mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	44d	1	0.70mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	24d	1	0.74mi
10127 Texas 16 Unit 710 San Antonio, TX	2.0	2.0	950	$807	$0.85	16d	1	0.87mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	3d	26	0.87mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	16d	1	0.88mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	0.97mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	1.02mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	1.05mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	1.07mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	4d	1	1.12mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	18d	1	1.12mi
3439 Twining Dr San Antonio, TX	3.0	1.0	1124	$1,500	$1.33	18d	1	1.24mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	1.36mi
3727 Aragon Dr San Antonio, TX	3.0	1.0	1060	$1,400	$1.32	44d	1	1.42mi

Listing history 8 events

1. 2026-05-31
   status $175,000 Pending 15 DOM
2. 2026-05-15
   listed $175,000 New 944-char remark
3. 2017-10-24
   soldstatus Sold 436-char remark

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

4. 2017-10-24
   soldstatus

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

5. 2017-10-11
   status Pending 436-char remark

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

6. 2017-09-22
   historical Active Option 436-char remark

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

7. 2017-09-01
   price $140,000 436-char remark

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

8. 2017-07-04
   listed $150,000 New 436-char remark

   Show marketing remark (436 chars)

   NOTHING LIKE A NEW HOME, BUILT IN 2017. Established neighborhood, two-story, 3 bedrooms and 2 baths home. Master Bedroom located downstairs with a walk-in closet. Spacious and open floor plan, plenty of light resulting in bright indoors. One living area and eat-in kitchen. Ceiling fans, beautiful light and water fixtures. Kitchen will include stove/oven range. A few minutes from downtown and mayor highways. Come and see a TRUE GEM.

ⓘ 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: $5,242 · $437/mo
• Projected year-2 tax: $5,242 · $437/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,032
• − Mortgage interest: −$9,803
• − Property taxes: −$5,242
• − Insurance: −$875
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$5,091
• Taxable loss: −$4,183
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $-300/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

+16.7% since first listed

9 events — show timeline

• 2026-05-30 Pending — LERA
• 2026-05-26 Contingent — LERA
• 2026-05-15 Listed $175,000 LERA
• 2017-10-24 Sold (MLS) — LERA
• 2017-10-24 Sold (Public Records) — Public Records
• 2017-10-11 Pending — LERA
• 2017-09-22 Contingent — LERA
• 2017-09-01 Price Changed $140,000 LERA
• 2017-07-04 Listed $150,000 LERA

Property tax history

+30.5%/yr

Latest (2025): $5,242 · +9.3% YoY. Source: county tax records.