431 Pleasanton Way · San Antonio, TX 78221

$190,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 119 Days on market

Built 2022 5,227 sqft lot $142/sqft · 22% below area Est $243k · 22% under $21/mo HOA · 1% of rent ↓ 18% since listing

---

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 +6.5/30.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.8/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

Welcome to 431 Pleasanton Way, a home that exudes elegance and comfort. The heart of this home is a kitchen with a stunning island, perfectly complemented by an accent backsplash. All stainless steel appliances add a modern touch to this culinary space. The primary bedroom boasts a spacious walk-in closet, providing ample storage for your wardrobe. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet evening. The fenced-in backyard ensures privacy and security. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

Key facts

• Walk-in closet
• Covered patio
• Kitchen island

Tags

• KITCHEN ISLAND
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• COVERED PATIO
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.3% below list).
• Recommended offer: $134k (29.6% 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.
• Southside ISD (rural): math 16% / reading 25% proficiency, ranked #771 of 826 in TX (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H W Schulze El (math 15% / reading 27%, grade F, #3,492 of 4,322 statewide, top 81%, 594 students, 86% FRL); Kingsborough Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 567 students, 88% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 24 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).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,681 (29.6% 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 119 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.81% ✗
• Cap rate: 4.28%
• Cash-on-cash: -7.19%
• DSCR: 0.68
• GRM: 10.3

CMA / ARV

• ARV (median comp): $242,999
• List price: $190,000
• Delta: -21.81%
• 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
9907 Chavaneaux Lndg	0.54mi	3/2.0	1,388 (+4%)	3mo	$267,195	$193	66
819 Middlebury Farms	0.49mi	3/2.0	1,412 (+6%)	2mo	$253,990	$180	66
9888 Chavaneaux Lndg	0.56mi	3/2.0	1,388 (+4%)	3mo	$263,855	$190	65
9626 Nethery Ct	0.49mi	3/2.0	1,412 (+6%)	4mo	$252,990	$179	64
711 Bellamy Dr	0.56mi	3/2.0	1,396 (+4%)	5mo	$279,999	$201	62
9622 Nethery Ct	0.49mi	3/2.0	1,200 (-10%)	2mo	$237,990	$198	58
410 Wimberly	0.39mi	3/1.0	1,469 (+10%)	4mo	$135,000	$92	57
9427 Platte Pl	0.61mi	3/2.0	1,416 (+6%)	6mo	$228,406	$161	57
10015 Forestier Grn	0.68mi	3/2.0	1,388 (+4%)	6mo	$256,730	$185	57
9939 Auger Run	0.67mi	3/2.0	1,411 (+6%)	3mo	$265,595	$188	57
818 Goodhart	0.50mi	3/2.0	1,200 (-10%)	5mo	$229,990	$192	56
9942 Auger Run	0.70mi	3/2.0	1,186 (-11%)	6mo	$253,000	$213	44

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.79×
• Total profit: $-11,340
• Equity at exit: $75,234

10-year hold

• IRR: -0.6%
• Equity multiple: 0.91×
• Total profit: $-4,533
• Equity at exit: $108,563

Cash invested: $53,200 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$996
• Tax from tax record: −$433 /mo · $5,200/yr
• Insurance: −$79
• HOA: −$21
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-319

Break-even live

Break-even rent $1,937

Max offer price $133,681

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-265	+0% $-319	+5% $-373	+10% $-426
Rent	-10% $-440	-5% $-379	+0% $-319	+5% $-258	+10% $-198
Rate	-1.0pp $-223	-0.5pp $-270	base $-319	+0.5pp $-368	+1.0pp $-418

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Pleasanton Way San Antonio, TX	3.0	2.0	1336	$1,495	$1.12	25d	1	0.12mi
102 Emerald Ash Unit 710 San Antonio, TX	2.0	2.0	950	$973	$1.02	0d	1	0.50mi
9879 Chavaneaux Lndg San Antonio, TX	4.0	2.0	1585	$1,700	$1.07	25d	1	0.51mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	19d	1	0.54mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	12d	1	0.60mi
114 Dorsey St Unit 3 San Antonio, TX	2.0	1.0	1000	$1,150	$1.15	45d	1	0.93mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	45d	1	0.93mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	45d	1	0.93mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	0.94mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	13d	1	0.95mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	45d	1	0.95mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	45d	1	0.96mi
1011 Catalonia Pass San Antonio, TX	3.0	2.5	1470	$1,700	$1.16	25d	1	0.97mi
1015 Catalonia Pass San Antonio, TX	3.0	2.0	1280	$1,600	$1.25	6d	1	0.98mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	25d	1	1.00mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	25d	1	1.06mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	1.22mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	18d	1	1.23mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	1.24mi
3718 Pleasanton Rd Unit 202 San Antonio, TX	3.0	1.0	950	$1,295	$1.36	25d	1	1.37mi
642 Gillette Blvd San Antonio, TX	3.0	1.0	987	$975	$0.99	45d	1	1.40mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	25d	1	1.42mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	45d	1	1.42mi
11426 Four Iron Way San Antonio, TX	4.0	2.5	1814	$1,695	$0.93	6d	1	1.42mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-13
   pricestatusdays on market $190,000 Pending 119 DOM
2. 2026-06-09
   days on market $195,000 Active 116 DOM
3. 2026-06-08
   days on market $195,000 Active 115 DOM
4. 2026-06-07
   days on market $195,000 Active 114 DOM
5. 2026-06-04
   days on market $195,000 Active 111 DOM
6. 2026-06-03
   days on market $195,000 Active 110 DOM
7. 2026-06-02
   days on market $195,000 Active 109 DOM
8. 2026-06-01
   days on market $195,000 Active 108 DOM
9. 2026-05-31
   statusdays on market $195,000 Active 107 DOM
10. 2026-05-07
    price $200,000 642-char remark

    Show marketing remark (642 chars)

    Welcome to 431 Pleasanton Way, a home that exudes elegance and comfort. The heart of this home is a kitchen with a stunning island, perfectly complemented by an accent backsplash. All stainless steel appliances add a modern touch to this culinary space. The primary bedroom boasts a spacious walk-in closet, providing ample storage for your wardrobe. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet evening. The fenced-in backyard ensures privacy and security. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

11. 2026-04-16
    price $205,000 642-char remark

    Show marketing remark (642 chars)

    Welcome to 431 Pleasanton Way, a home that exudes elegance and comfort. The heart of this home is a kitchen with a stunning island, perfectly complemented by an accent backsplash. All stainless steel appliances add a modern touch to this culinary space. The primary bedroom boasts a spacious walk-in closet, providing ample storage for your wardrobe. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet evening. The fenced-in backyard ensures privacy and security. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

12. 2026-04-02
    price $209,000 642-char remark

    Show marketing remark (642 chars)

    Welcome to 431 Pleasanton Way, a home that exudes elegance and comfort. The heart of this home is a kitchen with a stunning island, perfectly complemented by an accent backsplash. All stainless steel appliances add a modern touch to this culinary space. The primary bedroom boasts a spacious walk-in closet, providing ample storage for your wardrobe. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet evening. The fenced-in backyard ensures privacy and security. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

13. 2026-02-13
    listed $214,000 New 642-char remark

    Show marketing remark (642 chars)

    Welcome to 431 Pleasanton Way, a home that exudes elegance and comfort. The heart of this home is a kitchen with a stunning island, perfectly complemented by an accent backsplash. All stainless steel appliances add a modern touch to this culinary space. The primary bedroom boasts a spacious walk-in closet, providing ample storage for your wardrobe. Step outside to a covered patio, ideal for entertaining or simply enjoying a quiet evening. The fenced-in backyard ensures privacy and security. This home is a perfect blend of style and functionality, waiting for you to make it your own. Included 100-Day Home Warranty with buyer activation

14. 2026-02-10
    soldstatus
15. 2023-01-24
    historical 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

16. 2023-01-20
    soldstatus Sold 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

17. 2023-01-08
    status Pending 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

18. 2022-12-09
    price $229,900 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

19. 2022-08-24
    listed $244,990 New 370-char remark

    Show marketing remark (370 chars)

    The beautiful RC Mitchell plan is loaded with curb appeal with its welcoming covered front porch and inviting front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious master suite, a stunning kitchen fully equipped with energy-efficient appliances, generous counter space, and roomy pantry! Learn more about this home today.

ⓘ 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: $5,200 · $433/mo
• Projected year-2 tax: $5,200 · $433/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 6 d/yr ≥109°F today · 19 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: $18,395
• − Mortgage interest: −$10,643
• − Property taxes: −$5,200
• − Insurance: −$950
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$252
• − Depreciation: −$5,527
• Taxable loss: −$7,120
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-2,117/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: Southside ISD
• NCES district ID: 4840920
• Math proficiency: 16% ▼ -15.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $43,526
• Composite: 17.68/100
• National rank: #9027
• State rank: #771 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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-18.4% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $200,000 LERA
• 2026-04-16 Price Changed $205,000 LERA
• 2026-04-02 Price Changed $209,000 LERA
• 2026-02-13 Listed $214,000 LERA
• 2026-02-10 Sold (Public Records) — Public Records
• 2023-01-24 Listing Removed — LERA
• 2023-01-20 Sold (MLS) — LERA
• 2023-01-08 Pending — LERA
• 2022-12-09 Price Changed $229,900 LERA
• 2022-08-24 Listed $244,990 LERA

Property tax history

+80.2%/yr

Latest (2025): $5,200 · -4.8% YoY. Source: county tax records.