1165 Big Leaf · San Antonio, TX 78264

$185,000

4 bd · 3.0 ba · 1,980 sqft · SingleFamily public records · 1 Days on market

Built 2004 1.50 ac lot Est $297k · 38% 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 +15.0/15.0
• Cash flow +14.9/30.0
• Appreciation +7.0/10.0
• 1% rule +5.1/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living at it's best! Come and see all this completely remodeled home has to offer. This 4 bedroom/3 bathroom home comes with new kitchen cabinets, granite countertops, along with new appliances. Laundry room redone with new water heater. Brand-new roof. Entire home has been completely painted with new flooring throughout. All bathrooms are completely redone. Don't miss the large front porch perfect for admiring the new landscaping on your 1.5 acre home. *Mobile home on side can go or stay-needs tl

Key facts

• 1.5 acre lot
• Built 2004

Property features AI

Finance

• HOA & community: Subdivision: Shadow Oak Akers

Exterior

• Utilities: Septic
• Home design: Pre-owned home; Approximate age: 22 years
• Construction: Composition roof
• Exterior features: Stone/rock exterior; Stucco exterior; Lot in the Shadow Oak Akers subdivision

Interior

• Kitchen: Kitchen — 13 x 9; Stove/Range
• Bedrooms: Master bedroom (lower level) — 14 x 13; Bedroom 2 — 12 x 13; Bedroom 3 — 13 x 12; Bedroom 4 — 15 x 12
• Flooring: Carpeting; Ceramic tile; Laminate flooring
• Bathrooms: Three full bathrooms; Master bath with shower only — 5 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range included; One living area; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $54 ($650/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 6.6% 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.
• Pleasanton ISD (town): math 36% / reading 37% proficiency, ranked #470 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasanton El (math 35% / reading 35%, grade F, #1,965 of 4,322 statewide, top 46%, 958 students, 70% FRL); Pleasanton H S (math 59% / reading 51%, grade C, #373 of 1,632 statewide, top 23%, 944 students, 60% FRL).
• Market conditions: 329 active listings in the ZIP; 224 units permitted in Atascosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Atascosa County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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

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

Recommended offer $185,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $297,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
990 Spur Rdg	0.20mi	3/2.0 (-1)	2,000 (+1%)	4mo	$299,900	$150	76
490 Big Leaf Rd	0.68mi	3/1.0 (-1)	1,950 (-2%)	20mo	$235,000	$121	36

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

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.68×
• Total profit: $35,272
• Equity at exit: $93,205

10-year hold

• IRR: 13.0%
• Equity multiple: 3.12×
• Total profit: $109,745
• Equity at exit: $151,972

Cash invested: $51,800 (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 78264

• Home prices YoY: 1.3%
• Active inventory: 329
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$380 /mo · $4,557/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $54

Break-even live

Break-even rent $1,806

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-26
   status Pending
2. 2026-05-11
   listed $185,000 New
3. 2017-09-12
   soldstatus Sold 512-char remark

   Show marketing remark (512 chars)

   Country living at it's best! Come and see all this completely remodeled home has to offer. This 4 bedroom/3 bathroom home comes with new kitchen cabinets, granite countertops, along with new appliances. Laundry room redone with new water heater. Brand-new roof. Entire home has been completely painted with new flooring throughout. All bathrooms are completely redone. Don't miss the large front porch perfect for admiring the new landscaping on your 1.5 acre home. *Mobile home on side can go or stay-needs tl

4. 2017-08-16
   historical Active Option 512-char remark

   Show marketing remark (512 chars)

   Country living at it's best! Come and see all this completely remodeled home has to offer. This 4 bedroom/3 bathroom home comes with new kitchen cabinets, granite countertops, along with new appliances. Laundry room redone with new water heater. Brand-new roof. Entire home has been completely painted with new flooring throughout. All bathrooms are completely redone. Don't miss the large front porch perfect for admiring the new landscaping on your 1.5 acre home. *Mobile home on side can go or stay-needs tl

5. 2017-08-12
   listed $175,000 New 512-char remark

   Show marketing remark (512 chars)

   Country living at it's best! Come and see all this completely remodeled home has to offer. This 4 bedroom/3 bathroom home comes with new kitchen cabinets, granite countertops, along with new appliances. Laundry room redone with new water heater. Brand-new roof. Entire home has been completely painted with new flooring throughout. All bathrooms are completely redone. Don't miss the large front porch perfect for admiring the new landscaping on your 1.5 acre home. *Mobile home on side can go or stay-needs tl

6. 2016-03-07
   historical
7. 2016-01-25
   listed $54,900
8. 2016-01-04
   soldstatus
9. 2015-12-22
   soldstatus
10. 2015-12-10
    historical
11. 2015-10-07
    listed $29,900

ⓘ 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: $4,557 · $380/mo
• Projected year-2 tax: $4,557 · $380/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,498
• − Mortgage interest: −$10,363
• − Property taxes: −$4,557
• − Insurance: −$925
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$2,328
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,208/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: Pleasanton ISD
• NCES district ID: 4835190
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 37% ▲ 4.00%
• Median HH income: $53,885
• Composite: 31.97/100
• National rank: #5843
• State rank: #470 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

• City population: 1,806,925
• Population (ZIP): 11,702

Population outlook (Atascosa County) Hauer SSP2

• Today (2025): 57,233 people
• By 2030: 61,729 · +7.9%
• By 2040: 71,122 · +24.3%
• By 2050: 80,906 · +41.4%
• By 2075: 106,134 · +85.4%
• By 2100: 122,415 · +113.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 35% White 17% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Lithuanian 1% Serbian 1% Greek 1%
• Foreign-born: 14% · Canada
• Languages at home: 48% English-only · Spanish 51% Tagalog/Filipino 0%

Political lean MEDSL · Atascosa

• 2024 margin: Solid R (+43.3) · D 27.9% · R 71.3%
• 2008→2024 swing: -32.8pp toward R · 2008: -10.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+34.0 2016: R+29.1 2012: R+18.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.94%
• Current HPI: 298.8446
• Rent YoY: —
• Metro: —
• 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

+518.7% since first listed

11 events — show timeline

• 2026-05-26 Pending — LERA
• 2026-05-11 Listed $185,000 LERA
• 2017-09-12 Sold (MLS) — LERA
• 2017-08-16 Contingent — LERA
• 2017-08-12 Listed $175,000 LERA
• 2016-03-07 Listing Removed — LERA
• 2016-01-25 Listed $54,900 LERA
• 2016-01-04 Sold (Public Records) — Public Records
• 2015-12-22 Sold (MLS) — LERA
• 2015-12-10 Listing Removed — LERA
• 2015-10-07 Listed $29,900 LERA

Property tax history

+4.6%/yr

Latest (2025): $4,557 · +13.1% YoY. Source: county tax records.