1319 Vallarta Centro · San Antonio, TX 78109

$199,850

4 bd · 2.0 ba · 1,334 sqft · SingleFamily · 123 Days on market

Built 2025 Excellent condition 4,791 sqft lot $150/sqft · 26% below area Est $270k · 26% under $38/mo HOA · 2% of rent ↓ 17% since listing

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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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

Key facts

• Bright cafe area
• Welcoming foyer
• Private retreat

Tags

• OPEN-CONCEPT LAYOUT
• WELCOMING FOYER
• LARGE GATHERING ROOM
• MODERN KITCHEN
• BRIGHT CAFE AREA
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $68 ($811/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (5.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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.
• Market conditions: Rents soft (-1.1%/yr); 1152 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 123 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,868 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $269,538
• List price: $199,850
• Delta: -25.85%
• 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
10107 Monte Carmel Pl	0.13mi	3/2.0 (-1)	1,276 (-4%)	1mo	$249,810	$196	81
10131 Monte Carmel Pl	0.10mi	3/2.0 (-1)	1,424 (+7%)	1mo	$254,880	$179	78
10115 Monte Carmel Pl	0.12mi	3/2.0 (-1)	1,424 (+7%)	1mo	$254,260	$179	78
1318 Vallarta Centro	0.03mi	3/2.0 (-1)	1,152 (-14%)	3mo	$174,370	$151	69
1018 Sharpie Ln	0.42mi	3/2.0 (-1)	1,412 (+6%)	1mo	$282,990	$200	65
2218 Collins Aly	0.69mi	3/2.0 (-1)	1,402 (+5%)	2mo	$200,000	$143	53
9739 Abrams Vw	0.70mi	3/2.0 (-1)	1,411 (+6%)	1mo	$223,999	$159	52
9934 Mather Way	0.71mi	3/2.0 (-1)	1,402 (+5%)	3mo	$215,999	$154	51
9950 Mather Way	0.71mi	3/2.0 (-1)	1,402 (+5%)	3mo	$215,999	$154	51
2206 Collins Aly	0.69mi	3/2.0 (-1)	1,411 (+6%)	3mo	$205,000	$145	51
10620 Tufted Ct	0.63mi	3/2.5 (-1)	1,485 (+11%)	1mo	$259,990	$175	44
807 Dark Lark	0.64mi	3/2.5 (-1)	1,485 (+11%)	1mo	$257,990	$174	44

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-33,543
• Equity at exit: $29,798

10-year hold

• IRR: -16.8%
• Equity multiple: 0.20×
• Total profit: $-44,770
• Equity at exit: $17,279

Cash invested: $55,958 (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: 1152
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,882 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$38
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $68

Break-even live

Break-even rent $1,796

Max offer price $199,850

Occupancy floor 91%

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: $49,962
• Closing costs: $5,996
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10315 Monte Carmel Pl Converse, TX	3.0	2.0	1576	$1,670	$1.06	43d	1	0.10mi
10323 Monte Carmel Pl Converse, TX	3.0	2.0	1576	$1,615	$1.02	12d	1	0.11mi
1215 Vallarta Centro Converse, TX	4.0	2.5	1832	$1,875	$1.02	10d	1	0.11mi
10313 Lassen Park Adkins, TX	3.0	2.5	1470	$1,925	$1.31	2d	1	0.38mi
10406 Sedge Pl Converse, TX	3.0	2.5	1826	$2,100	$1.15	4d	1	0.43mi
1411 Capitol Reef Adkins, TX	4.0	2.0	1566	$1,795	$1.15	2d	1	0.45mi
2016 Palmer Pl Converse, TX	4.0	2.0	1459	$1,595	$1.09	43d	1	0.56mi
2025 Palmer Pl Converse, TX	3.0	2.0	1340	$1,495	$1.12	23d	1	0.58mi
2187 Schuwirth Rd Converse, TX	1.0–4.0	1.0–2.0	962	$1,887	$1.96	1d	1	0.67mi
2802 Stigler Dr Converse, TX	4.0	2.0	1627	$1,495	$0.92	4d	1	1.25mi
2811 Gustavo Dr Converse, TX	3.0	2.0	1450	$1,750	$1.21	43d	1	1.29mi
2822 Millikan Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	12d	1	1.29mi
2822 Millikan Dr Converse, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	1.29mi
2819 Gustavo Dr Converse, TX	3.0	2.0	1450	$1,500	$1.03	43d	1	1.30mi
2815 Charpak Dr Converse, TX	4.0	2.0	1627	$1,695	$1.04	3d	1	1.31mi
2906 Millikan Dr Converse, TX	4.0	2.0	1627	$1,525	$0.94	12d	1	1.33mi
2815 Armaan WAY Converse, TX	3.0	2.5	1401	$1,495	$1.07	1d	1	1.34mi
11026 Yonder Flts Converse, TX	3.0	2.0	1525	$1,645	$1.08	3d	1	1.42mi
11030 Yonder Flts Converse, TX	3.0	2.5	1428	$1,500	$1.05	4d	1	1.42mi
2822 Praline Fry Converse, TX	3.0	2.0	1525	$1,645	$1.08	2d	1	1.49mi
10714 Giacconi Dr Converse, TX	4.0	2.0	1627	$1,550	$0.95	14d	1	1.50mi
3318 Carducci Dr Converse, TX	3.0	2.0	1276	$1,800	$1.41	43d	1	1.50mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 11 events

1. 2026-06-02
   status $199,850 Pending 123 DOM
2. 2026-06-01
   days on market $199,850 Active 123 DOM
3. 2026-05-31
   days on market $199,850 Active 122 DOM
4. 2026-05-13
   price $199,850 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

5. 2026-05-07
   price $224,730 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

6. 2026-05-06
   status Back on Market 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

7. 2026-03-09
   status Pending 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

8. 2026-03-06
   price $210,730 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

9. 2026-02-20
   price $214,730 345-char remark

   Show marketing remark (345 chars)

   *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

10. 2026-01-29
    price $234,730 345-char remark

    Show marketing remark (345 chars)

    *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

11. 2025-12-02
    listed $239,730 New 345-char remark

    Show marketing remark (345 chars)

    *Available NOW!* The Findley invites you home with 4 bedrooms and 2 bathrooms. The open-concept layout includes a welcoming foyer, a large gathering room, and a modern kitchen that flows into a bright cafe area. The owner's suite offers a private retreat with a walk-in closet. Three secondary bedrooms provide flexibility with additional space.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,583
• − Mortgage interest: −$11,195
• − Property taxes: −$2,998
• − Insurance: −$999
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$456
• − Depreciation: −$5,814
• Taxable loss: −$2,492
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,409/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

Excellent 95/100 None rehab

This home is in excellent condition with a modern kitchen, well-maintained exterior, and a clean interior. It is move-in ready and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers.
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Rental Landscaping improvements — A well-maintained yard can attract more renters and increase rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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

• 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

-16.6% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $199,850 LERA
• 2026-05-07 Price Changed $224,730 LERA
• 2026-05-06 Relisted — LERA
• 2026-03-09 Pending — LERA
• 2026-03-06 Price Changed $210,730 LERA
• 2026-02-20 Price Changed $214,730 LERA
• 2026-01-29 Price Changed $234,730 LERA
• 2025-12-02 Listed $239,730 LERA