12355 Mahoney Ml · San Antonio, TX 78252

$197,000

3 bd · 2.5 ba · 1,290 sqft · SingleFamily public records · 203 Days on market

Built 2018 4,965 sqft lot $153/sqft · 16% below area Est $234k · 16% under $30/mo HOA · 2% of rent

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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 +14.6/15.0
• Cash flow +13.4/30.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0

Listing remarks MLS

Charming two-story home built in 2018 with 3 bedrooms, 2.5 baths, and 1,290 sq ft. The open floor plan features a spacious living area, recent carpet, and wood-look flooring in the kitchen and baths. The kitchen offers abundant cabinet and counter space, dark cabinetry, and matching appliances with walk-in pantry. All bedrooms are upstairs, including a comfortable primary suite with walk-in closet. Enjoy a large fenced backyard, one-car garage and conveniently located to Lackland AFB and major shopping.

Key facts

• Open floor plan
• Spacious living area
• Conveniently located

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• ABUNDANT CABINET SPACE
• WALK-IN PANTRY
• LARGE FENCED BACKYARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $4 ($42/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 $165k (16.2% below list).
• Recommended offer: $165k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 203 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask is 13971% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $165,120 (16.2% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $233,790
• List price: $197,000
• Delta: -15.74%
• 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
12355 Mahoney Ml	0.00mi	3/2.5	1,290 (0%)	0mo	$197,000	$153	100
12323 Commander Dr	0.12mi	3/2.5	1,290 (0%)	1mo	$205,000	$159	94
12318 Carlson Vly	0.21mi	3/2.5	1,417 (+10%)	3mo	$224,000	$158	72
6507 Chevler	0.20mi	3/2.5	1,477 (+14%)	0mo	$214,900	$145	66
12255 Stratsburg	0.35mi	3/2.0	1,404 (+9%)	3mo	$217,999	$155	65
6519 Luckey Sq	0.38mi	3/2.0	1,404 (+9%)	3mo	$165,000	$118	63
6512 Sabinal	0.29mi	3/2.0	1,477 (+14%)	1mo	$210,000	$142	59
5919 Cooper Cash	0.74mi	3/2.5	1,356 (+5%)	3mo	$255,900	$189	55
6810 Luckey	0.58mi	3/2.0	1,404 (+9%)	4mo	$205,000	$146	52
11967 Luckey Villa	0.75mi	3/2.0	1,211 (-6%)	3mo	$259,900	$215	51
6935 Luckey	0.66mi	3/2.0	1,404 (+9%)	3mo	$239,990	$171	50
11803 Claudette St	0.75mi	3/2.5	1,443 (+12%)	4mo	$171,000	$119	42

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

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.81×
• Total profit: $-10,406
• Equity at exit: $57,185

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,698
• Equity at exit: $68,725

Cash invested: $55,160 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$82
• HOA: −$30
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $4

Break-even live

Break-even rent $1,647

Max offer price $197,000

Occupancy floor 95%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6550 Fledgely Way San Antonio, TX	3.0	2.0	1562	$1,700	$1.09	44d	1	0.11mi
6528 Chevler Pass San Antonio, TX	3.0	2.0	1455	$1,345	$0.92	44d	1	0.13mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	22d	1	0.14mi
6747 Sabinal San Antonio, TX	3.0	2.5	1455	$1,395	$0.96	4d	1	0.14mi
6528 Dodger Vly San Antonio, TX	4.0	2.0	1822	$1,800	$0.99	44d	1	0.19mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$1,050	$1.05	44d	1	0.24mi
7007 Calle Aleman San Antonio, TX	2.0	2.0	1000	$850	$0.85	24d	1	0.24mi
12324 Claiborne San Antonio, TX	3.0	2.0	1404	$1,445	$1.03	44d	1	0.31mi
12119 Luckey Vw San Antonio, TX	3.0	2.5	1652	$1,595	$0.97	2d	1	0.32mi
12118 Luckey Vw San Antonio, TX	3.0	2.0	1404	$1,545	$1.10	44d	1	0.35mi
6519 Luckey Sq San Antonio, TX	3.0	2.0	1404	$1,550	$1.10	4d	1	0.35mi
7322 Bowdre San Antonio, TX	3.0	2.5	1381	$1,600	$1.16	44d	1	0.36mi
12251 Siragusa San Antonio, TX	4.0	2.0	1822	$2,050	$1.13	3d	1	0.42mi
12014 Latour Vly San Antonio, TX	3.0	2.5	1428	$1,469	$1.03	4d	1	0.49mi
12118 Stratsburg San Antonio, TX	3.0	2.0	1597	$1,750	$1.10	44d	1	0.50mi
11806 Luckey Flower San Antonio, TX	3.0	2.0	1188	$1,495	$1.26	24d	1	0.53mi
6843 Luckey Path San Antonio, TX	3.0	2.0	1404	$1,450	$1.03	44d	1	0.54mi
7551 Bowdre San Antonio, TX	3.0	2.5	1209	$1,650	$1.36	24d	1	0.54mi
6525 Underwood Way San Antonio, TX	3.0	2.5	1525	$1,649	$1.08	24d	1	0.54mi
11753 Alcoser Ct San Antonio, TX	4.0	2.0	1792	$1,589	$0.89	22d	1	0.57mi
11742 Davalos Ln San Antonio, TX	3.0	2.0	1525	$1,600	$1.05	44d	1	0.61mi
11737 Davalos Ln San Antonio, TX	3.0	2.0	1514	$1,625	$1.07	44d	1	0.63mi
11803 Luckey Vis San Antonio, TX	3.0	2.5	1778	$1,826	$1.03	4d	1	0.63mi
7247 Calypso Cyn San Antonio, TX	3.0	2.5	1446	$1,550	$1.07	24d	1	0.64mi
11922 Lake Parker San Antonio, TX	3.0	2.5	1428	$3,500	$2.45	2d	1	0.70mi
7318 Calypso Cyn San Antonio, TX	3.0	2.0	1516	$1,575	$1.04	44d	1	0.72mi
7318 Sharma Vly San Antonio, TX	3.0	2.5	1428	$1,395	$0.98	24d	1	0.73mi
12136 W US Highway 90 San Antonio, TX	2.0	1.0–2.0	867	$1,580	$1.82	2d	21	0.74mi
11803 Claudette St San Antonio, TX	3.0	2.5	1420	$1,595	$1.12	44d	1	0.74mi
12136 U.S. 90 Unit 710 San Antonio, TX	2.0	2.0	967	$1,658	$1.71	3d	1	0.75mi
10829 Emerick St San Antonio, TX	3.0	2.5	1344	$1,700	$1.26	24d	1	0.75mi
7318 Anchor Cyn San Antonio, TX	3.0	2.0	1525	$1,495	$0.98	15d	1	0.77mi
10834 Quinn Ct San Antonio, TX	3.0	2.5	1344	$1,800	$1.34	44d	1	0.77mi
10858 Quinn Ct San Antonio, TX	2.0–5.0	2.0–3.5	1733	$2,067	$1.19	2d	1	0.79mi
11543 Luckey Ledge San Antonio, TX	4.0	2.0	1793	$1,615	$0.90	44d	1	0.80mi
11934 Luckey Villa San Antonio, TX	2.0	2.0	996	$1,500	$1.51	20d	1	0.84mi
6023 Macdona Rdg San Antonio, TX	4.0	2.0	1474	$1,695	$1.15	44d	1	0.85mi
12906 Olson Pt San Antonio, TX	3.0	2.0	1554	$1,780	$1.15	18d	1	0.88mi
6436 Kingsley Edge San Antonio, TX	4.0	2.0	1703	$1,800	$1.06	44d	1	1.02mi
13067 Whisper Bnd San Antonio, TX	3.0	2.0	1442	$1,750	$1.21	24d	1	1.05mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 14 events

1. 2026-05-18
   historical $1,400
2. 2026-05-16
   historical Active Option 511-char remark

   Show marketing remark (511 chars)

   Charming two-story home built in 2018 with 3 bedrooms, 2.5 baths, and 1,290 sq ft. The open floor plan features a spacious living area, recent carpet, and wood-look flooring in the kitchen and baths. The kitchen offers abundant cabinet and counter space, dark cabinetry, and matching appliances with walk-in pantry. All bedrooms are upstairs, including a comfortable primary suite with walk-in closet. Enjoy a large fenced backyard, one-car garage and conveniently located to Lackland AFB and major shopping.

3. 2026-04-29
   listed $1,400
4. 2026-01-26
   price $197,000 511-char remark

   Show marketing remark (511 chars)

   Charming two-story home built in 2018 with 3 bedrooms, 2.5 baths, and 1,290 sq ft. The open floor plan features a spacious living area, recent carpet, and wood-look flooring in the kitchen and baths. The kitchen offers abundant cabinet and counter space, dark cabinetry, and matching appliances with walk-in pantry. All bedrooms are upstairs, including a comfortable primary suite with walk-in closet. Enjoy a large fenced backyard, one-car garage and conveniently located to Lackland AFB and major shopping.

5. 2025-11-06
   listed $200,000 New 511-char remark

   Show marketing remark (511 chars)

   Charming two-story home built in 2018 with 3 bedrooms, 2.5 baths, and 1,290 sq ft. The open floor plan features a spacious living area, recent carpet, and wood-look flooring in the kitchen and baths. The kitchen offers abundant cabinet and counter space, dark cabinetry, and matching appliances with walk-in pantry. All bedrooms are upstairs, including a comfortable primary suite with walk-in closet. Enjoy a large fenced backyard, one-car garage and conveniently located to Lackland AFB and major shopping.

6. 2021-09-29
   soldstatus Sold 838-char remark

   Show marketing remark (838 chars)

   This 2 story, 3-bed, 3-bath home has a 1 car garage giving you 1,209 sq. ft. of space. The interior consists of vinyl flooring, Breakfast bar, and spacious living area (a small portion of the carpet in living area and portion of stairs needs replacement). This home is located in the amenity-rich subdivision, Luckey Ranch subdivision giving direct access to highway 90&1604 for a convenient commute. Luckey Ranch offers residents a sparkling new neighborhood with an abundance of world-class community amenities. Now open is the brand-new, $2 million sports park! This includes two children's playgrounds, a splash pad, a basketball court, a soccer field, a baseball field, a 7-acre fishing lake and so much more! With a focus on family-style recreation, there is something that everyone in the family can enjoy in this neighborhood.

7. 2021-09-28
   soldstatus
8. 2021-09-17
   historical Active Option 838-char remark

   Show marketing remark (838 chars)

   This 2 story, 3-bed, 3-bath home has a 1 car garage giving you 1,209 sq. ft. of space. The interior consists of vinyl flooring, Breakfast bar, and spacious living area (a small portion of the carpet in living area and portion of stairs needs replacement). This home is located in the amenity-rich subdivision, Luckey Ranch subdivision giving direct access to highway 90&1604 for a convenient commute. Luckey Ranch offers residents a sparkling new neighborhood with an abundance of world-class community amenities. Now open is the brand-new, $2 million sports park! This includes two children's playgrounds, a splash pad, a basketball court, a soccer field, a baseball field, a 7-acre fishing lake and so much more! With a focus on family-style recreation, there is something that everyone in the family can enjoy in this neighborhood.

9. 2021-09-09
   listed $207,000 New 838-char remark

   Show marketing remark (838 chars)

   This 2 story, 3-bed, 3-bath home has a 1 car garage giving you 1,209 sq. ft. of space. The interior consists of vinyl flooring, Breakfast bar, and spacious living area (a small portion of the carpet in living area and portion of stairs needs replacement). This home is located in the amenity-rich subdivision, Luckey Ranch subdivision giving direct access to highway 90&1604 for a convenient commute. Luckey Ranch offers residents a sparkling new neighborhood with an abundance of world-class community amenities. Now open is the brand-new, $2 million sports park! This includes two children's playgrounds, a splash pad, a basketball court, a soccer field, a baseball field, a 7-acre fishing lake and so much more! With a focus on family-style recreation, there is something that everyone in the family can enjoy in this neighborhood.

10. 2018-04-20
    soldstatus Sold
11. 2018-03-28
    status Pending
12. 2018-03-22
    status Back on Market
13. 2018-03-07
    status Pending
14. 2018-03-02
    listed $167,900 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: $1,869 · $156/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$1,736/yr (+$145/mo · 92.9%)

ⓘ 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 3/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,814
• − Mortgage interest: −$11,035
• − Property taxes: −$1,869
• − Insurance: −$985
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$360
• − Depreciation: −$5,731
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $843/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: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-99.2% since first listed

14 events — show timeline

• 2026-05-18 Rental Removed $1,400 APPFOLIO
• 2026-05-16 Contingent — LERA
• 2026-04-29 Listed for Rent $1,400 APPFOLIO
• 2026-01-26 Price Changed $197,000 LERA
• 2025-11-06 Listed $200,000 LERA
• 2021-09-29 Sold (MLS) — LERA
• 2021-09-28 Sold (Public Records) — Public Records
• 2021-09-17 Contingent — LERA
• 2021-09-09 Listed $207,000 LERA
• 2018-04-20 Sold (MLS) — LERA
• 2018-03-28 Pending — LERA
• 2018-03-22 Relisted — LERA
• 2018-03-07 Pending — LERA
• 2018-03-02 Listed $167,900 LERA

Property tax history

+16.7%/yr

Latest (2025): $1,869 · -56.6% YoY. Source: county tax records.