2710 Pollote St · San Antonio, TX 78224

$59,900

3 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 41 Days on market

Built 1978 6,708 sqft lot $50/sqft · 68% below area

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Corner lot, diamond in the rough. Bring your imagination a saw and hammer. if you are looking for a do it your self project this is it. This 4 bedroom home is priced to sell.

Key facts

• 6,708 sq ft lot
• Built 1978
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.6% 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: schools C-, crime F.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 276 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.59% ✓
• Cap rate: 22.59%
• Cash-on-cash: 58.22%
• DSCR: 3.59
• GRM: 3.2

CMA / ARV

• ARV (median comp): $185,043
• List price: $59,900
• Delta: -67.63%
• 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
9006 Trident	0.50mi	3/1.0	1,256 (+4%)	3mo	$150,000	$119	67
2519 Patron	0.18mi	3/2.0	1,310 (+8%)	13mo	$215,000	$164	62
9135 Ozalid	0.35mi	3/2.0	1,298 (+8%)	6mo	$205,000	$158	62
8806 Prairie Hl	0.31mi	4/1.5 (+1)	1,285 (+6%)	8mo	$135,000	$105	62
919 Palo Alto	0.57mi	3/1.0	1,131 (-6%)	8mo	$127,000	$112	56
3026 Goosecreek St	0.44mi	4/1.0 (+1)	1,125 (-7%)	9mo	$145,000	$129	55
3035 Pine Holw	0.43mi	3/1.0	1,032 (-14%)	3mo	$145,000	$141	53
2150 Sunbird Pass	0.38mi	4/2.0 (+1)	1,358 (+12%)	1mo	$205,000	$151	51
1938 Hunter	0.67mi	3/2.5	1,225 (+2%)	11mo	$225,000	$184	51
2250 Sundrop Bay	0.31mi	4/2.0 (+1)	1,339 (+11%)	12mo	$209,999	$157	48
166 Pima St	0.75mi	3/2.0	1,100 (-9%)	6mo	$165,000	$150	42
247 Iroquois	0.71mi	2/2.0 (-1)	1,121 (-7%)	11mo	$135,000	$120	37

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 68.9%
• Equity multiple: 5.84×
• Total profit: $81,152
• Equity at exit: $53,963

10-year hold

• IRR: 61.8%
• Equity multiple: 12.45×
• Total profit: $192,110
• Equity at exit: $116,373

Cash invested: $16,772 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 276
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $814

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 43%

Sensitivity live

Price	-10% $855	-5% $834	+0% $814	+5% $793	+10% $772
Rent	-10% $691	-5% $752	+0% $814	+5% $875	+10% $936
Rate	-1.0pp $844	-0.5pp $829	base $814	+0.5pp $798	+1.0pp $782

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9018 Chaminade Dr San Antonio, TX	3.0	1.5	1056	$1,675	$1.59	44d	1	0.35mi
2800 W Hutchins Pl Apt 710 San Antonio, TX	2.0	2.0	771	$991	$1.29	4d	1	0.59mi
1243 Gillette Blvd San Antonio, TX	3.0	2.0	1456	$1,500	$1.03	24d	1	0.91mi
151 Hopi St San Antonio, TX	2.0	1.0	850	$1,100	$1.29	44d	1	0.93mi
8622 S Zarzamora St #423 San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	44d	1	0.97mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	44d	10	1.14mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	2d	40	1.14mi
3439 Twining Dr San Antonio, TX	3.0	1.0	1124	$1,500	$1.33	18d	1	1.22mi
9306 Somers Bnd San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	24d	1	1.27mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	18d	1	1.28mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	5d	1	1.28mi
3810 Kurz Plz S San Antonio, TX	3.0	2.0	1266	$550	$0.43	24d	1	1.28mi
9302 La Ronda Dr San Antonio, TX	4.0	1.0	1110	$1,300	$1.17	24d	1	1.28mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	3d	1	1.32mi
9334 Somers Bnd San Antonio, TX	3.0	2.5	1272	$1,515	$1.19	5d	1	1.32mi
4007 Somers Crst San Antonio, TX	3.0	2.0	1242	$1,525	$1.23	5d	1	1.32mi
9407 Somers Bnd San Antonio, TX	3.0	2.5	1310	$1,525	$1.16	24d	1	1.34mi
3911 Bates Pl San Antonio, TX	3.0	2.0	1200	$1,450	$1.21	24d	1	1.35mi
3727 Aragon Dr San Antonio, TX	3.0	1.0	1060	$1,400	$1.32	44d	1	1.35mi
9422 Somers Bnd San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	44d	1	1.36mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	3d	26	1.37mi
9257 Somerset Rd San Antonio, TX	2.0	2.0	850	$863	$1.02	44d	1	1.37mi
10127 Texas 16 Unit 710 San Antonio, TX	2.0	2.0	950	$807	$0.85	17d	1	1.37mi
9257 Somerset Rd Unit 710 San Antonio, TX	2.0	2.0	1133	$1,173	$1.04	4d	1	1.38mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	17d	1	1.41mi
9419 Graze Br San Antonio, TX	3.0	2.0	1242	$1,550	$1.25	18d	1	1.42mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	2d	2	1.43mi
9323 Somerset Rd Unit 710 San Antonio, TX	2.0	2.0	954	$981	$1.03	4d	1	1.45mi

Listing history 21 events

1. 2026-06-17
   status $59,900 Pending 41 DOM
2. 2026-06-17
   days on market $59,900 Active 41 DOM
3. 2026-06-16
   days on market $59,900 Active 40 DOM
4. 2026-06-15
   days on market $59,900 Active 39 DOM
5. 2026-06-13
   statusdays on market $59,900 Active 37 DOM
6. 2026-06-09
   days on market $59,900 Back on Market 33 DOM
7. 2026-06-08
   days on market $59,900 Back on Market 32 DOM
8. 2026-06-07
   days on market $59,900 Back on Market 31 DOM
9. 2026-06-04
   days on market $59,900 Back on Market 28 DOM
10. 2026-06-03
    pricestatusdays on market $59,900 Back on Market 27 DOM
11. 2026-05-06
    status Pending 175-char remark

    Show marketing remark (175 chars)

    Corner lot, diamond in the rough. Bring your imagination a saw and hammer. if you are looking for a do it your self project this is it. This 4 bedroom home is priced to sell.

12. 2026-04-09
    listed $69,900 New 175-char remark

    Show marketing remark (175 chars)

    Corner lot, diamond in the rough. Bring your imagination a saw and hammer. if you are looking for a do it your self project this is it. This 4 bedroom home is priced to sell.

13. 2026-03-06
    historical
14. 2026-02-18
    listed $58,300 New
15. 2025-11-18
    historical
16. 2025-11-05
    price $176,800
17. 2025-10-17
    price $203,400
18. 2025-09-29
    listed $225,800 New
19. 2025-02-11
    soldstatus
20. 2002-10-23
    soldstatus
21. 1983-06-01
    soldstatus

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,648
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$1,743
• Taxable income: $9,369
• Est. tax owed @ 24.0%: −$2,248
• After-tax cash flow: $7,516/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

-69.0% since first listed

11 events — show timeline

• 2026-05-06 Pending — LERA
• 2026-04-09 Listed $69,900 LERA
• 2026-03-06 Listing Removed — LERA
• 2026-02-18 Listed $58,300 LERA
• 2025-11-18 Listing Removed — LERA
• 2025-11-05 Price Changed $176,800 LERA
• 2025-10-17 Price Changed $203,400 LERA
• 2025-09-29 Listed $225,800 LERA
• 2025-02-11 Sold (Public Records) — Public Records
• 2002-10-23 Sold (Public Records) — Public Records
• 1983-06-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,012 · +9.6% YoY. Source: county tax records.