25335 Pleasanton Rd · San Antonio, TX 78264

$180,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 182 Days on market

Built 1998 1.00 ac lot

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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 +17.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.4/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

Key facts

• Water
• Level 1 acre lot
• Electricity

Tags

• LEVEL 1 ACRE LOT
• PLEASANT OAKS SUBDIVISION
• BUILT SITE OPPORTUNITIES
• WATER
• ELECTRICITY
• SEPTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/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 $153k (15.0% below list).
• Recommended offer: $153k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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.
• Market conditions: 328 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,010 (15.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.78×
• Total profit: $39,482
• Equity at exit: $90,686

10-year hold

• IRR: 14.4%
• Equity multiple: 3.33×
• Total profit: $117,370
• Equity at exit: $147,865

Cash invested: $50,400 (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: 328
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $137

Break-even live

Break-even rent $1,357

Max offer price $180,000

Occupancy floor 86%

Sensitivity live

Price	-10% $239	-5% $188	+0% $137	+5% $86	+10% $35
Rent	-10% $16	-5% $76	+0% $137	+5% $197	+10% $258
Rate	-1.0pp $227	-0.5pp $183	base $137	+0.5pp $90	+1.0pp $43

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $180,000 Active 182 DOM
2. 2026-06-17
   days on market $180,000 Active 181 DOM
3. 2026-06-16
   days on market $180,000 Active 180 DOM
4. 2026-06-15
   days on market $180,000 Active 179 DOM
5. 2026-06-13
   days on market $180,000 Active 177 DOM
6. 2026-06-13
   days on market $180,000 Active 176 DOM
7. 2026-06-09
   days on market $180,000 Active 173 DOM
8. 2026-06-08
   days on market $180,000 Active 172 DOM
9. 2026-06-07
   days on market $180,000 Active 171 DOM
10. 2026-06-04
    days on market $180,000 Active 168 DOM
11. 2026-06-03
    days on market $180,000 Active 167 DOM
12. 2026-06-02
    days on market $180,000 Active 166 DOM
13. 2026-06-01
    days on market $180,000 Active 165 DOM
14. 2026-05-31
    days on market $180,000 Active 164 DOM
15. 2026-05-15
    price $180,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

16. 2026-04-29
    price $185,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

17. 2026-04-08
    price $190,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

18. 2026-04-08
    status Back on Market 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

19. 2025-12-05
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

20. 2025-12-04
    historical 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

21. 2025-10-22
    price $195,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

22. 2025-09-11
    price $199,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

23. 2025-09-04
    price $205,000 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

24. 2025-08-16
    listed $210,000 New 525-char remark

    Show marketing remark (525 chars)

    Get away from the city and see the stars! This level 1 acre lot includes a 3/2 1178 Sq Ft Single Wide located in Pleasant Oaks subdivision. Lot offers many great built site opportunities, perfect for your Custom Built, Manufactured, or Mobile Home. Lot has Water, Electricity, Septic, beautiful mature trees, perimeter fence and No City Taxes! Conveniently located close to downtown San Antonio. Home can be made real property/attached at closing. Approved Lender upon request.Easy access to I-37 and 1604 S. You must see it!

25. 2023-10-06
    soldstatus Sold 395-char remark

    Show marketing remark (395 chars)

    Get away from the city and see the stars! This level 1 acre lot located in Pleasant Oaks subdivision, offers many great built site opportunity. It is perfect for your Custom Built Home, Manufacture Home, or Mobil Home. It has Water, Electricity, Sewer, beautiful mature trees and No City Taxas! Conveniently located close to downtown San Antonio. Easy access to I-37 and 1604 S. You must see it!

26. 2023-10-06
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Get away from the city and see the stars! This level 1 acre lot located in Pleasant Oaks subdivision, offers many great built site opportunity. It is perfect for your Custom Built Home, Manufacture Home, or Mobil Home. It has Water, Electricity, Sewer, beautiful mature trees and No City Taxas! Conveniently located close to downtown San Antonio. Easy access to I-37 and 1604 S. You must see it!

27. 2023-09-29
    historical Active Option 395-char remark

    Show marketing remark (395 chars)

    Get away from the city and see the stars! This level 1 acre lot located in Pleasant Oaks subdivision, offers many great built site opportunity. It is perfect for your Custom Built Home, Manufacture Home, or Mobil Home. It has Water, Electricity, Sewer, beautiful mature trees and No City Taxas! Conveniently located close to downtown San Antonio. Easy access to I-37 and 1604 S. You must see it!

28. 2023-09-15
    listed $98,000 New 395-char remark

    Show marketing remark (395 chars)

    Get away from the city and see the stars! This level 1 acre lot located in Pleasant Oaks subdivision, offers many great built site opportunity. It is perfect for your Custom Built Home, Manufacture Home, or Mobil Home. It has Water, Electricity, Sewer, beautiful mature trees and No City Taxas! Conveniently located close to downtown San Antonio. Easy access to I-37 and 1604 S. You must see it!

29. 2023-03-15
    soldstatus Sold
30. 2023-02-25
    historical Active Option
31. 2023-02-20
    listed $89,900 New

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$2,658/yr (+$222/mo · 418.0%)

ⓘ 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 7 d/yr ≥109°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: $18,361
• − Mortgage interest: −$10,083
• − Property taxes: −$636
• − Insurance: −$900
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,236
• Taxable loss: −$1,432
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,986/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

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

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 (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 · 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: ▲ 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

+100.2% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $180,000 LERA
• 2026-04-29 Price Changed $185,000 LERA
• 2026-04-08 Price Changed $190,000 LERA
• 2026-04-08 Relisted — LERA
• 2025-12-05 Pending — LERA
• 2025-12-04 Listing Removed — LERA
• 2025-10-22 Price Changed $195,000 LERA
• 2025-09-11 Price Changed $199,000 LERA
• 2025-09-04 Price Changed $205,000 LERA
• 2025-08-16 Listed $210,000 LERA
• 2023-10-06 Sold (MLS) — LERA
• 2023-10-06 Pending — LERA
• 2023-09-29 Contingent — LERA
• 2023-09-15 Listed $98,000 LERA
• 2023-03-15 Sold (MLS) — LERA
• 2023-02-25 Contingent — LERA
• 2023-02-20 Listed $89,900 LERA

Property tax history

+6.4%/yr

Latest (2023): $636 · +36.6% YoY. Source: county tax records.