206 Plainview · San Antonio, TX 78228

$115,000

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 84 Days on market

Built 1970 6,011 sqft lot Est $170k · 32% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +5.5/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this inviting 3-bedroom, 2-bathroom home located at 206 Plainview in the heart of San Antonio's. With living space, this residence offers a cozy living area that seamlessly flows into a well-appointed kitchen featuring spacious countertops and ample cabinet space. The home boasts wood flooring throughout, adding warmth and character to the interior. To help visualize this homes floor plan and to highlight its potential virtual furnishings may have been added to photos found in this listing.

Key facts

• 6,011 sq ft lot
• Built 1970
• Listed 84 days

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision: LOMA AREA 2 ED

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Approximately 56 years old
• Construction: Composition roof; Other foundation (see remarks); Builder unknown
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (14 x 6)
• Bedrooms: Primary bedroom on lower level (14 x 9); Bedroom 2 (13 x 5); Bedroom 3 (10 x 9)
• Flooring: Laminate flooring; Other flooring (see remarks)
• Bathrooms: Two full bathrooms; Primary bathroom with tub/shower combination (8 x 5)
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); Other air conditioning (see remarks)
• Interior features: One living area; All window coverings remain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $21 ($257/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Loma Park El (math 11% / reading 22%, grade F, #3,946 of 4,322 statewide, top 92%, 586 students, 98% FRL); Gus Garcia Middle (math 13% / reading 20%, grade F, #1,536 of 1,662 statewide, top 93%, 505 students, 96% FRL, charter); Memorial H S (math 22% / reading 29%, grade F, #1,246 of 1,632 statewide, top 77%, 872 students, 92% FRL) — zoned schools average 95% FRL vs 24% district-wide (71 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 93 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 84 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 77% 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4466 Lark Ave	0.40mi	3/1.0 (+1)	990 (0%)	4mo	$147,000	$148	73
122 Bangor Dr	0.52mi	2/1.0	960 (-3%)	6mo	$144,000	$150	65
111 Continental	0.43mi	3/1.0 (+1)	1,082 (+9%)	7mo	$188,000	$174	54
117 Riverdale	0.61mi	3/2.0 (+1)	1,049 (+6%)	4mo	$145,000	$138	49
334 Continental	0.72mi	3/1.0 (+1)	944 (-5%)	7mo	$195,000	$207	48
170 Brandywine Ave	0.35mi	3/2.0 (+1)	1,090 (+10%)	22mo	$209,000	$192	39
215 Bradford	0.64mi	3/1.0 (+1)	1,094 (+10%)	10mo	$150,000	$137	39
4623 Lark Ave	0.68mi	3/1.0 (+1)	932 (-6%)	18mo	$160,000	$172	38

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.54×
• Total profit: $-14,788
• Equity at exit: $17,147

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-545
• Equity at exit: $9,943

Cash invested: $32,200 (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 78228

• Home prices YoY: -22.1%
• Rents YoY: 4.9%
• Active inventory: 93
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$603
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $21

Break-even live

Break-even rent $1,181

Max offer price $115,000

Occupancy floor 93%

Sensitivity live

Price	-10% $87	-5% $54	+0% $21	+5% $-11	+10% $-44
Rent	-10% $-74	-5% $-26	+0% $21	+5% $69	+10% $117
Rate	-1.0pp $79	-0.5pp $51	base $21	+0.5pp $-8	+1.0pp $-39

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Riverdale Dr San Antonio, TX	3.0	1.0	1032	$1,100	$1.07	14d	1	0.60mi
314 Globe Ave San Antonio, TX	3.0	2.0	936	$1,600	$1.71	4d	1	0.71mi
2553 Cincinnati Ave San Antonio, TX	1.0	1.0	800	$780	$0.97	25d	1	0.72mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	6d	1	0.78mi
224 Marquette Dr San Antonio, TX	2.0	1.0	984	$1,350	$1.37	25d	1	0.94mi
2426 Cincinnati Ave San Antonio, TX	2.0	1.0	700	$975	$1.39	0d	1	0.96mi
2426 Cincinnati Ave San Antonio, TX	2.0	1.0	700	$975	$1.39	25d	1	0.96mi
330 W Cheryl Dr San Antonio, TX	1.0–3.0	1.0–2.0	975	$1,071	$1.10	45d	1	0.99mi
1171 Bandera Rd San Antonio, TX	1.0–2.0	1.0	750	$1,375	$1.83	25d	5	1.06mi
102 E Cheryl Dr #2 San Antonio, TX	1.0	1.0	600	$800	$1.33	45d	1	1.09mi
2331 Cincinnati Ave Unit 2345 04 San Antonio, TX	1.0	1.0	750	$900	$1.20	5d	1	1.13mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	5d	1	1.13mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,100	$1.29	14d	3	1.14mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	1.29mi
2825 W Woodlawn Ave Unit 2825-WW San Antonio, TX	2.0	1.0	700	$1,195	$1.71	5d	1	1.31mi
1455 Hillcrest Dr Unit 8 San Antonio, TX	1.0	1.0	645	$750	$1.16	14d	1	1.33mi
1455 Hillcrest Dr Apt 6 San Antonio, TX	1.0	1.0	645	$750	$1.16	45d	1	1.33mi
429 Zachry Dr San Antonio, TX	2.0	1.0	800	$1,050	$1.31	22d	1	1.43mi
606 Bexar Dr San Antonio, TX	3.0	2.0	909	$1,210	$1.33	6d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   status $115,000 Pending 84 DOM
2. 2026-06-18
   days on market $115,000 Active 84 DOM
3. 2026-06-17
   days on market $115,000 Active 83 DOM
4. 2026-06-16
   days on market $115,000 Active 82 DOM
5. 2026-06-15
   days on market $115,000 Active 81 DOM
6. 2026-06-13
   days on market $115,000 Active 79 DOM
7. 2026-06-12
   days on market $115,000 Active 78 DOM
8. 2026-06-09
   days on market $115,000 Active 75 DOM
9. 2026-06-08
   days on market $115,000 Active 74 DOM
10. 2026-06-08
    days on market $115,000 Active 73 DOM
11. 2026-06-07
    statusdays on market $115,000 Active 72 DOM
12. 2026-06-03
    days on market $115,000 Price Change 69 DOM
13. 2026-06-02
    days on market $115,000 Price Change 68 DOM
14. 2026-06-01
    days on market $115,000 Price Change 67 DOM
15. 2026-05-31
    remarks 505-char remark
16. 2026-05-31
    listed $115,000 Price Change 66 DOM

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $3,388 · $282/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $14,503
• − Mortgage interest: −$6,442
• − Property taxes: −$3,388
• − Insurance: −$575
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,345
• Taxable loss: −$1,568
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $633/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 56,165
• Household income: $52,976
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 2709.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 43% White 8% Black 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 46% English-only · Spanish 53% Other Indo-European 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: ▼ -74.04%
• Current HPI: 261.1558
• Rent YoY: ▲ 4.92%
• 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

-8.0% since first listed

5 events — show timeline

• 2026-05-27 Price Changed $115,000 LERA
• 2026-04-24 Price Changed $120,000 LERA
• 2026-03-26 Listed $125,000 LERA
• 2023-02-27 Sold (Public Records) — Public Records
• 2023-02-16 Sold (Public Records) — Public Records

Property tax history

+11.1%/yr

Latest (2025): $3,388 · +1.0% YoY. Source: county tax records.