1735 Charlie Cv · San Antonio, TX 78221

$201,999

4 bd · 2.0 ba · 1,600 sqft · SingleFamily · 83 Days on market

Built 2026 Excellent condition 4,791 sqft lot $126/sqft · 5% below area Est $213k · 5% under $59/mo HOA · 3% of rent ↓ 13% since listing

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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).

• Cash flow +10.4/30.0
• ARV discount +9.8/15.0
• Appreciation +6.0/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.0/10.0
• Schools +1.8/10.0
• Rent growth +0.7/5.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $202k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (15.6% below list).
• Recommended offer: $171k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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: Julian C Gallardo El (math 13% / reading 22%, grade F, #3,805 of 4,322 statewide, top 89%, 544 students, 87% FRL); Julius L Matthey Middle (math 17% / reading 25%, grade F, #1,387 of 1,662 statewide, top 85%, 604 students, 92% FRL); Southside H S (math 18% / reading 25%, grade F, #1,377 of 1,632 statewide, top 85%, 1,685 students, 85% FRL).
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 18 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).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $170,585 (15.6% 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 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (median comp): $212,999
• List price: $201,999
• Delta: -5.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 Charlie Cv	0.06mi	4/2.0	1,600 (0%)	2mo	$209,999	$131	96
1736 Charlie Cv	0.08mi	4/2.0	1,575 (-2%)	2mo	$205,999	$131	92
14836 Gold Lace Cactus	0.32mi	4/2.5	1,543 (-4%)	0mo	$215,000	$139	77
1731 Charlie Cv	0.01mi	3/2.0 (-1)	1,402 (-12%)	1mo	$197,999	$141	73
1752 Charlie Cv	0.07mi	3/2.0 (-1)	1,411 (-12%)	1mo	$184,999	$131	71
1706 Charlie Cv	0.08mi	3/2.0 (-1)	1,411 (-12%)	1mo	$194,999	$138	71
1714 Charlie Cv	0.07mi	3/2.0 (-1)	1,402 (-12%)	1mo	$193,999	$138	70
1740 Charlie Cv	0.06mi	3/2.0 (-1)	1,402 (-12%)	2mo	$191,999	$137	70
1748 Charlie Cv	0.06mi	3/2.0 (-1)	1,402 (-12%)	2mo	$215,999	$154	70
1760 Charlie Cv	0.69mi	4/2.0	1,575 (-2%)	5mo	$209,999	$133	61
14634 Angie Aly	0.20mi	3/2.0 (-1)	1,402 (-12%)	5mo	$215,999	$154	61
1526 Amie Blf	0.69mi	3/2.0 (-1)	1,402 (-12%)	3mo	$193,999	$138	40

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: 0.8%
• Equity multiple: 1.04×
• Total profit: $2,367
• Equity at exit: $79,985

10-year hold

• IRR: 3.4%
• Equity multiple: 1.45×
• Total profit: $25,449
• Equity at exit: $115,419

Cash invested: $56,560 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,059
• Tax est. 1.5%: −$252 /mo · $3,030/yr
• Insurance: −$84
• HOA: −$59
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-107

Break-even live

Break-even rent $1,842

Max offer price $186,466

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-38	+0% $-107	+5% $-177	+10% $-247
Rent	-10% $-242	-5% $-175	+0% $-107	+5% $-40	+10% $27
Rate	-1.0pp $-6	-0.5pp $-56	base $-107	+0.5pp $-160	+1.0pp $-213

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1711 Cody Clf San Antonio, TX	3.0	2.5	1689	$1,695	$1.00	25d	1	0.13mi
1030 Snedeker DR San Antonio, TX	4.0	2.0	1500	$1,499	$1.00	25d	1	0.67mi
1003 Beck Rd San Antonio, TX	3.0	2.0	1213	$1,490	$1.23	6d	1	0.67mi
13806 S Strange Way San Antonio, TX	4.0	2.0	1668	$1,795	$1.08	25d	1	0.80mi
12911 Lorena Ochoa San Antonio, TX	4.0	2.5	2002	$2,100	$1.05	0d	1	1.02mi
1038 Janzen Rd San Antonio, TX	3.0	2.0	1125	$1,725	$1.53	23d	1	1.03mi
1115 Janzen Rd San Antonio, TX	3.0	2.0	1300	$1,595	$1.23	45d	1	1.06mi
1019 Magrum Way San Antonio, TX	3.0	2.0	1300	$1,445	$1.11	12d	1	1.09mi
13206 Dutra Rd San Antonio, TX	4.0	2.5	1956	$1,700	$0.87	45d	1	1.14mi
13222 Dutra Rd San Antonio, TX	3.0	2.0	1266	$1,595	$1.26	25d	1	1.15mi
1343 Art Wall Way San Antonio, TX	3.0	2.0	1440	$1,395	$0.97	45d	1	1.15mi
907 Stricker Path San Antonio, TX	3.0	2.0	1129	$1,500	$1.33	25d	1	1.18mi
1019 Snedeker Dr San Antonio, TX	3.0	2.0	1200	$1,449	$1.21	25d	1	1.18mi
922 Manero Pass San Antonio, TX	4.0	2.5	1950	$1,850	$0.95	25d	1	1.36mi
934 Cook Bnd San Antonio, TX	4.0	2.0	1627	$1,445	$0.89	25d	1	1.39mi
12030 Picard Bnd San Antonio, TX	3.0	2.0	1450	$1,495	$1.03	5d	1	1.44mi
12055 Links Pkwy San Antonio, TX	3.0	2.0	1479	$1,625	$1.10	25d	1	1.47mi
12015 Still Pass San Antonio, TX	4.0	2.0	1635	$1,600	$0.98	22d	1	1.48mi

HOA detail

• Monthly dues: $59 · $708/yr

Listing history 17 events

1. 2026-06-07
   status $201,999 Pending 83 DOM
2. 2026-06-04
   days on market $201,999 Active 83 DOM
3. 2026-06-03
   days on market $201,999 Active 82 DOM
4. 2026-06-02
   days on market $201,999 Active 81 DOM
5. 2026-06-01
   days on market $201,999 Active 80 DOM
6. 2026-05-31
   days on market $201,999 Active 79 DOM
7. 2026-05-13
   price $201,999 403-char remark

   Show marketing remark (609 chars)

   The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

8. 2026-05-13
   price $201,999 609-char remark

   Show marketing remark (609 chars)

   The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

9. 2026-04-17
   price $207,999 403-char remark

   Show marketing remark (609 chars)

   The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

10. 2026-04-17
    price $207,999 609-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

11. 2026-04-09
    price $211,999 403-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

12. 2026-04-09
    price $211,999 609-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

13. 2026-03-31
    price $214,999 609-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

14. 2026-03-30
    price $214,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-03-29
    listed $232,999 Active 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-03-24
    price $232,999 609-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

17. 2026-03-13
    listed $231,999 New 609-char remark

    Show marketing remark (609 chars)

    The Pinehollow - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests. Estimated Completion April 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ 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: $20,470
• − Mortgage interest: −$11,315
• − Property taxes: −$3,030
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$708
• − Depreciation: −$5,876
• Taxable loss: −$4,744
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $-150/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 single-level home showcases a spacious open floorplan with modern finishes and excellent condition. It is move-in ready with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the space and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ 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: 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

• 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

-12.9% since first listed

11 events — show timeline

• 2026-05-13 Price Changed $201,999 Zillow
• 2026-05-13 Price Changed $201,999 LERA
• 2026-04-17 Price Changed $207,999 Zillow
• 2026-04-17 Price Changed $207,999 LERA
• 2026-04-09 Price Changed $211,999 Zillow
• 2026-04-09 Price Changed $211,999 LERA
• 2026-03-31 Price Changed $214,999 LERA
• 2026-03-30 Price Changed $214,999 Zillow
• 2026-03-29 Listed $232,999 Zillow
• 2026-03-24 Price Changed $232,999 LERA
• 2026-03-13 Listed $231,999 LERA