132 Parkview · San Antonio, TX 78210

$115,000

3 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 72 Days on market

Built 1965 5,009 sqft lot $106/sqft · 33% below area Est $172k · 33% under ↓ 8% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +7.9/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see your new home today! This is a cozy 3 Bedroom 1 Bath house. Upon entry you will be greeted with a comfortable living space perfect for relaxing. Backyard is a nice size for entertaining or relaxing. House is positioned directly across from the San Antonio River and located in a quiet little pocket neighborhood. Located near Mission Conception Park, Developing Lone Star Brewery area, Riverside Golf Course, Lavaca District, King William District, and San Antonio River. Easy access to Highways I-10 and 37. Schedule your appointment today!

Key facts

• 5,009 sq ft lot
• Built 1965
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 72 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 6.1

CMA / ARV

• ARV (median comp): $172,436
• List price: $115,000
• Delta: -33.31%
• 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
805 Theo Pkwy	0.07mi	3/1.0	1,200 (+11%)	14mo	$260,000	$217	67
110 Morrow	0.48mi	3/1.0	1,100 (+2%)	12mo	$120,000	$109	65
124 Parkview	0.03mi	3/2.0	960 (-11%)	14mo	$99,000	$103	64
601 Mitchell	0.47mi	2/1.0 (-1)	1,038 (-4%)	3mo	$69,000	$66	64
118 Odis	0.24mi	3/2.0	1,000 (-8%)	11mo	$155,000	$155	63
236 E Baylor	0.54mi	3/2.0	1,086 (+0%)	21mo	$115,000	$106	53
258 Helena St	0.70mi	3/1.0	1,065 (-2%)	16mo	$149,000	$140	51
255 Carle	0.56mi	2/2.0 (-1)	1,024 (-5%)	7mo	$379,500	$371	50
114 Benita	0.52mi	2/2.0 (-1)	1,181 (+9%)	2mo	$100,000	$85	50
211 E Theo	0.48mi	2/2.0 (-1)	1,002 (-7%)	10mo	$185,000	$185	48
226 Carle	0.50mi	3/1.0	924 (-15%)	10mo	$140,000	$152	44
317 Regent	0.45mi	2/1.0 (-1)	1,212 (+12%)	21mo	$78,000	$64	37

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

Projected returns pro-forma

-3.0% appreciation · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,367
• Equity at exit: $17,147

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $2,707
• Equity at exit: $9,943

Cash invested: $32,200 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$603
• Tax from tax record: −$354 /mo · $4,253/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $237

Break-even live

Break-even rent $1,273

Max offer price $115,000

Occupancy floor 80%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	3d	1	0.24mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	2d	16	0.30mi
271 Oelkers San Antonio, TX	4.0	2.0	1270	$1,795	$1.41	24d	1	0.52mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	0.59mi
155 Oelkers San Antonio, TX	4.0	3.0	1500	$2,750	$1.83	3d	1	0.60mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	20d	1	0.69mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	0.69mi
327 Gem Ln San Antonio, TX	2.0	1.0	786	$1,600	$2.04	11d	1	0.69mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	24d	3	0.70mi
154 Octavia Pl San Antonio, TX	4.0	2.0	1468	$1,650	$1.12	16d	1	0.72mi
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	3d	1	0.81mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	20d	1	0.82mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	0.82mi
413 Probandt San Antonio, TX	2.0	1.0	996	$1,400	$1.41	20d	1	0.86mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	4d	1	0.87mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	11d	1	0.89mi
1019 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	800	$1,350	$1.69	4d	1	0.92mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	24d	1	0.93mi
423 Blue Star Unit 710 San Antonio, TX	2.0	2.0	1209	$1,929	$1.60	3d	1	0.94mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	4d	1	0.94mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.96mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,635	$1.27	24d	1	0.96mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,620	$1.26	3d	1	0.96mi
411 E Lachapelle San Antonio, TX	2.0	2.0	770	$975	$1.27	22d	1	0.97mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	0.99mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	15d	1	1.02mi
108 Beatrice Ave Unit 102 San Antonio, TX	3.0	1.0	828	$1,345	$1.62	44d	1	1.03mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	1232	$1,545	$1.25	44d	1	1.03mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	24d	1	1.04mi
506 W Drexel Ave San Antonio, TX	2.0	1.0	740	$750	$1.01	24d	1	1.05mi
330 Clay St #24 San Antonio, TX	2.0	2.0	1424	$2,395	$1.68	12d	1	1.09mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	1.11mi
262 E Cevallos San Antonio, TX	2.0	2.5	1354	$2,055	$1.52	44d	1	1.15mi
302 E Cevallos St Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	24d	1	1.16mi
122 Biering St #2 San Antonio, TX	2.0	1.0	1472	$1,100	$0.75	44d	1	1.17mi
301 E Cevallos San Antonio, TX	2.0	1.0–2.5	983	$1,819	$1.85	3d	14	1.17mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	24d	1	1.18mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	1.20mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	3d	1	1.22mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	12d	1	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 72 DOM
2. 2026-06-17
   days on market $115,000 Active 71 DOM
3. 2026-06-16
   days on market $115,000 Active 70 DOM
4. 2026-06-15
   days on market $115,000 Active 69 DOM
5. 2026-06-13
   days on market $115,000 Active 67 DOM
6. 2026-06-09
   days on market $115,000 Active 63 DOM
7. 2026-06-08
   days on market $115,000 Active 62 DOM
8. 2026-06-07
   days on market $115,000 Active 61 DOM
9. 2026-06-04
   days on market $115,000 Active 58 DOM
10. 2026-06-03
    days on market $115,000 Active 57 DOM
11. 2026-06-02
    days on market $115,000 Active 56 DOM
12. 2026-06-01
    days on market $115,000 Active 55 DOM
13. 2026-05-31
    days on market $115,000 Active 54 DOM
14. 2026-05-18
    price $115,000 550-char remark

    Show marketing remark (550 chars)

    Come see your new home today! This is a cozy 3 Bedroom 1 Bath house. Upon entry you will be greeted with a comfortable living space perfect for relaxing. Backyard is a nice size for entertaining or relaxing. House is positioned directly across from the San Antonio River and located in a quiet little pocket neighborhood. Located near Mission Conception Park, Developing Lone Star Brewery area, Riverside Golf Course, Lavaca District, King William District, and San Antonio River. Easy access to Highways I-10 and 37. Schedule your appointment today!

15. 2026-04-07
    listed $125,000 New 550-char remark

    Show marketing remark (550 chars)

    Come see your new home today! This is a cozy 3 Bedroom 1 Bath house. Upon entry you will be greeted with a comfortable living space perfect for relaxing. Backyard is a nice size for entertaining or relaxing. House is positioned directly across from the San Antonio River and located in a quiet little pocket neighborhood. Located near Mission Conception Park, Developing Lone Star Brewery area, Riverside Golf Course, Lavaca District, King William District, and San Antonio River. Easy access to Highways I-10 and 37. Schedule your appointment today!

16. 2018-04-04
    soldstatus
17. 2010-09-03
    soldstatus
18. 2007-01-05
    soldstatus
19. 2005-03-16
    soldstatus
20. 2005-03-16
    soldstatus

ⓘ 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: $4,253 · $354/mo
• Projected year-2 tax: $4,253 · $354/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,876
• − Mortgage interest: −$6,442
• − Property taxes: −$4,253
• − Insurance: −$575
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$3,345
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,550/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-8.0% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $115,000 LERA
• 2026-04-07 Listed $125,000 LERA
• 2018-04-04 Sold (Public Records) — Public Records
• 2010-09-03 Sold (Public Records) — Public Records
• 2007-01-05 Sold (Public Records) — Public Records
• 2005-03-16 Sold (Public Records) — Public Records
• 2005-03-16 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $4,253 · +0.0% YoY. Source: county tax records.