10415 Mcclintock · San Antonio, TX 78109

$184,900

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 75 Days on market

Built 2022 Good condition 4,617 sqft lot $128/sqft · 22% below area Est $237k · 22% under $15/mo HOA · 1% of rent ↓ 29% since listing

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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 +9.2/30.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +2.6/10.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! One or more photos have been virtually staged. This home features thoughtfully designed finishes and a functional layout suited for modern living. The spacious kitchen is equipped with stainless steel appliances and flows seamlessly into the living and dining areas-perfect for both everyday living and entertaining. The primary bedroom provides a comfortable retreat with an ensuite bathroom and a walk-in closet. A dedicated laundry area with washer and dryer hookups adds convenience, while ceiling fans throughout enhance overall comfort. Durable LVP flooring extends across the home, offering both style and easy maintenance. Step outside to a fully fenced backyard, providing privacy and plenty of space for outdoor activities or pets. The attached two-car garage offers ample parking and additional storage. Seller is willing to offer concessions to the buyer at closing.

Key facts

• Walk-in closet
• Ceiling fans
• Ensuite bathroom

Tags

• STAINLESS STEEL APPLIANCES
• ENSUITE BATHROOM
• WALK-IN CLOSET
• DEDICATED LAUNDRY SPACE
• CEILING FANS
• DURABLE LVP FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (7.6% below list).
• Recommended offer: $160k (13.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: East Central Heritage Middle (math 11% / reading 26%, grade F, #1,478 of 1,662 statewide, top 90%, 1,120 students, 44% FRL); East Central H S (math 21% / reading 28%, grade F, #1,264 of 1,632 statewide, top 82%, 3,252 students, 52% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1207 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 75 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $160,268 (13.3% 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 75 days. Have you received any prior offers? Is the seller open to a 13% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.0

CMA / ARV

• ARV (median comp): $236,653
• List price: $184,900
• Delta: -21.87%
• 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
10415 Mcclintock	0.00mi	3/2.0	1,450 (0%)	1mo	$184,900	$128	100
10839 Monterey	0.49mi	3/2.5	1,428 (-2%)	1mo	$215,000	$151	72
10334 Goodison Dr	0.50mi	3/2.0	1,530 (+6%)	1mo	$304,990	$199	66
10418 White Hart Ln	0.44mi	3/2.0	1,337 (-8%)	1mo	$253,990	$190	66
10310 Goodison Dr	0.56mi	3/2.0	1,530 (+6%)	1mo	$294,990	$193	64
10423 Francisco Way	0.49mi	3/2.0	1,636 (+13%)	0mo	$225,000	$138	56
10041 Jagger Ave	0.69mi	3/2.0	1,549 (+7%)	3mo	$254,520	$164	54
10411 Francisco	0.51mi	3/2.0	1,636 (+13%)	1mo	$249,900	$153	54
10742 Fairchild Way	0.61mi	4/2.0 (+1)	1,585 (+9%)	2mo	$278,900	$176	50
3210 Gilbert Gdn	0.65mi	3/2.0	1,260 (-13%)	1mo	$206,999	$164	47
10027 Jagger Ave	0.71mi	4/2.0 (+1)	1,605 (+11%)	2mo	$268,211	$167	42
3203 Gilbert Gdn	0.62mi	4/2.0 (+1)	1,667 (+15%)	2mo	$225,950	$136	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.16×
• Total profit: $-43,695
• Equity at exit: $27,569

10-year hold

• IRR: -39.4%
• Equity multiple: -0.32×
• Total profit: $-68,208
• Equity at exit: $15,987

Cash invested: $51,772 (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 78109

• Home prices YoY: -17.8%
• Rents YoY: -1.1%
• Active inventory: 1207
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$970
• Tax from tax record: −$428 /mo · $5,136/yr
• Insurance: −$77
• HOA: −$15
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-139

Break-even live

Break-even rent $1,886

Max offer price $160,268

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-87	+0% $-139	+5% $-192	+10% $-244
Rent	-10% $-274	-5% $-207	+0% $-139	+5% $-72	+10% $-4
Rate	-1.0pp $-46	-0.5pp $-92	base $-139	+0.5pp $-187	+1.0pp $-236

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10714 Giacconi Dr Converse, TX	4.0	2.0	1627	$1,550	$0.95	16d	1	0.04mi
10707 Giacconi Dr Converse, TX	3.0	2.0	1266	$1,686	$1.33	45d	1	0.07mi
10754 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,450	$1.15	25d	1	0.11mi
10606 Varmus Dr Converse, TX	3.0	2.0	1440	$1,546	$1.07	0d	1	0.13mi
10755 Prusiner Dr Converse, TX	3.0	2.0	1266	$1,536	$1.21	23d	1	0.14mi
2906 Millikan Dr Converse, TX	4.0	2.0	1627	$1,525	$0.94	14d	1	0.15mi
2819 Gustavo Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	45d	1	0.16mi
2811 Gustavo Dr Converse, TX	3.0	2.0	1450	$1,750	$1.21	45d	1	0.17mi
2815 Charpak Dr Converse, TX	4.0	2.0	1627	$1,695	$1.04	5d	1	0.18mi
2822 Millikan Dr Converse, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	0.18mi
2822 Millikan Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	14d	1	0.18mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1440	$1,476	$1.02	23d	1	0.20mi
10803 Prusiner Dr Converse, TX	3.0	2.0	1450	$1,410	$0.97	25d	1	0.20mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	45d	1	0.21mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	6d	1	0.24mi
4398 W Vasquez Cir Unit 710 Converse, TX	2.0	2.0	1060	$1,380	$1.30	0d	1	0.32mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	0d	1	0.32mi
3055 Jackson Smt Converse, TX	3.0	2.0	1525	$1,595	$1.05	45d	1	0.39mi
10606 Pablo Way Converse, TX	4.0	2.0	1667	$1,631	$0.98	0d	1	0.41mi
2939 Gastonian Ml Converse, TX	3.0	2.0	1525	$1,495	$0.98	45d	1	0.44mi
10690 Pablo Way Converse, TX	3.0	2.0	1207	$1,650	$1.37	45d	1	0.44mi
3130 Jackson Smt Converse, TX	3.0	2.5	1428	$1,885	$1.32	6d	1	0.47mi
10627 Erinita Way Converse, TX	3.0	2.0	1474	$1,466	$0.99	25d	1	0.49mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	5d	1	0.52mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	6d	1	0.53mi
10922 Chatham Ct Converse, TX	3.0	2.0	1525	$1,645	$1.08	25d	1	0.54mi
10723 Vinateros Dr Converse, TX	4.0	2.0	1667	$1,776	$1.07	45d	1	0.56mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	4d	1	0.58mi
4351 W Vasquez Cir Converse, TX	3.0	2.0	1652	$1,850	$1.12	21d	1	0.62mi
11019 Chatham Ct Converse, TX	3.0	2.5	1428	$1,425	$1.00	45d	1	0.63mi
11046 Eyelet Hbr Converse, TX	3.0	2.0	1525	$1,750	$1.15	25d	1	0.63mi
3035 Selhurst St Converse, TX	3.0	2.0	1557	$1,800	$1.16	25d	1	0.66mi
3106 Drayton Ests Converse, TX	2.0–5.0	2.0–3.5	1733	$2,102	$1.21	0d	1	0.68mi
4150 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,750	$1.09	6d	1	0.71mi
2187 Schuwirth Rd Converse, TX	1.0–4.0	1.0–2.0	962	$1,667	$1.73	0d	1	0.80mi
10818 Fox Trot Converse, TX	3.0	2.0	1465	$1,850	$1.26	6d	1	0.80mi
10827 Fox Trot Converse, TX	3.0	2.0	1650	$1,645	$1.00	21d	1	0.83mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1709	$1,950	$1.14	23d	1	0.84mi
11130 Hollinger Cir Converse, TX	3.0	2.5	1689	$1,950	$1.15	4d	1	0.84mi
4250 Admirals Bnd Converse, TX	4.0	2.0	1602	$1,699	$1.06	25d	1	0.85mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 10 events

1. 2026-05-11
   status Pending 896-char remark

   Show marketing remark (896 chars)

   Motivated Seller! One or more photos have been virtually staged. This home features thoughtfully designed finishes and a functional layout suited for modern living. The spacious kitchen is equipped with stainless steel appliances and flows seamlessly into the living and dining areas-perfect for both everyday living and entertaining. The primary bedroom provides a comfortable retreat with an ensuite bathroom and a walk-in closet. A dedicated laundry area with washer and dryer hookups adds convenience, while ceiling fans throughout enhance overall comfort. Durable LVP flooring extends across the home, offering both style and easy maintenance. Step outside to a fully fenced backyard, providing privacy and plenty of space for outdoor activities or pets. The attached two-car garage offers ample parking and additional storage. Seller is willing to offer concessions to the buyer at closing.

2. 2026-04-07
   price $184,900 896-char remark

   Show marketing remark (896 chars)

   Motivated Seller! One or more photos have been virtually staged. This home features thoughtfully designed finishes and a functional layout suited for modern living. The spacious kitchen is equipped with stainless steel appliances and flows seamlessly into the living and dining areas-perfect for both everyday living and entertaining. The primary bedroom provides a comfortable retreat with an ensuite bathroom and a walk-in closet. A dedicated laundry area with washer and dryer hookups adds convenience, while ceiling fans throughout enhance overall comfort. Durable LVP flooring extends across the home, offering both style and easy maintenance. Step outside to a fully fenced backyard, providing privacy and plenty of space for outdoor activities or pets. The attached two-car garage offers ample parking and additional storage. Seller is willing to offer concessions to the buyer at closing.

3. 2026-02-25
   listed $199,900 New 896-char remark

   Show marketing remark (896 chars)

   Motivated Seller! One or more photos have been virtually staged. This home features thoughtfully designed finishes and a functional layout suited for modern living. The spacious kitchen is equipped with stainless steel appliances and flows seamlessly into the living and dining areas-perfect for both everyday living and entertaining. The primary bedroom provides a comfortable retreat with an ensuite bathroom and a walk-in closet. A dedicated laundry area with washer and dryer hookups adds convenience, while ceiling fans throughout enhance overall comfort. Durable LVP flooring extends across the home, offering both style and easy maintenance. Step outside to a fully fenced backyard, providing privacy and plenty of space for outdoor activities or pets. The attached two-car garage offers ample parking and additional storage. Seller is willing to offer concessions to the buyer at closing.

4. 2026-01-27
   historical
5. 2026-01-08
   listed $214,900 New
6. 2025-12-12
   historical
7. 2025-10-25
   price $244,000
8. 2025-09-19
   price $254,000
9. 2025-07-10
   listed $259,000 New
10. 2022-07-14
    soldstatus

ⓘ 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: $5,136 · $428/mo
• Projected year-2 tax: $5,136 · $428/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,510
• − Mortgage interest: −$10,357
• − Property taxes: −$5,136
• − Insurance: −$924
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − HOA: −$180
• − Depreciation: −$5,379
• Taxable loss: −$4,748
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-534/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern finishes and a functional layout, making it a great investment opportunity for both resale and rental.

Value-add opportunities

• Both Staging the home to showcase its features — Staging can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase both resale and rental value.
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring can enhance the aesthetic appeal and perceived value of the home.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Staging the home to showcase its features — Staging can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value. ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading the flooring can enhance the aesthetic appeal and perceived value of the home. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

ⓘ 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: 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): 63,067
• Household income: $91,320
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 1732.0

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 0.69)
• Race & ethnicity: Hispanic / Latino 44% White 27% Two or more races 21% Black 21% Asian 3%
• Hispanic origin (detail): Mexican 29% Puerto Rican 4%
• Common ancestry: Lithuanian 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 71% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 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: ▼ -51.02%
• Current HPI: 236.4923
• Rent YoY: ▼ -1.08%
• 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

-28.6% since first listed

10 events — show timeline

• 2026-05-11 Pending — LERA
• 2026-04-07 Price Changed $184,900 LERA
• 2026-02-25 Listed $199,900 LERA
• 2026-01-27 Listing Removed — LERA
• 2026-01-08 Listed $214,900 LERA
• 2025-12-12 Listing Removed — LERA
• 2025-10-25 Price Changed $244,000 LERA
• 2025-09-19 Price Changed $254,000 LERA
• 2025-07-10 Listed $259,000 LERA
• 2022-07-14 Sold (Public Records) — Public Records

Property tax history

+58.2%/yr

Latest (2025): $5,136 · +1.1% YoY. Source: county tax records.