3423 Bisley · San Antonio, TX 78245

$199,900

3 bd · 2.0 ba · 1,415 sqft · SingleFamily public records · 94 Days on market

Built 2012 5,183 sqft lot $141/sqft · 16% below area Est $237k · 16% under $30/mo HOA · 2% of rent

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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).

• ARV discount +14.6/15.0
• Cash flow +9.4/30.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom, 2 bath, well maintained single story home! Features include a built-in microwave, flat top stove and a good size backyard. Nice subdivision in a convenient location with easy access to Loop 1604, Hwy 90 and Lackland AFB. This is a must see!

Key facts

• Flat top stove
• Good size backyard
• Convenient location

Tags

• BUILT-IN MICROWAVE
• FLAT TOP STOVE
• GOOD SIZE BACKYARD
• CONVENIENT LOCATION
• EASY ACCESS TO LOOP 1604
• EASY ACCESS TO HWY 90

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (13.6% below list).
• Recommended offer: $173k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kriewald Rd El (math 33% / reading 45%, grade F, #1,651 of 4,322 statewide, top 39%, 520 students, 72% FRL); Francis R Scobee Middle (math 23% / reading 30%, grade F, #1,200 of 1,662 statewide, top 73%, 856 students, 73% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 94 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,775 (13.6% 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 94 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (median comp): $237,303
• List price: $199,900
• Delta: -15.76%
• 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
11344 Silver Rose	0.44mi	3/2.0	1,520 (+7%)	1mo	$257,000	$169	66
2515 Westgard	0.46mi	3/2.5	1,501 (+6%)	4mo	$214,890	$143	63
2938 Wentwood	0.64mi	3/2.0	1,446 (+2%)	4mo	$250,000	$173	63
11339 Jarbo Pass	0.74mi	3/2.0	1,398 (-1%)	3mo	$225,000	$161	61
11410 Hatchet Pass	0.68mi	3/1.0	1,375 (-3%)	3mo	$134,900	$98	57
11142 Bold Forbes	0.46mi	4/2.0 (+1)	1,524 (+8%)	5mo	$239,900	$157	57
10906 Rosin Jaw	0.65mi	3/2.0	1,521 (+8%)	1mo	$214,000	$141	56
11014 Rosin Jaw Trl	0.67mi	3/2.0	1,528 (+8%)	3mo	$229,000	$150	53
3130 Smoke	0.72mi	3/2.0	1,329 (-6%)	5mo	$199,700	$150	52
11406 Clints Wl	0.64mi	3/2.0	1,248 (-12%)	1mo	$135,000	$108	50
11331 Yuba	0.74mi	3/2.5	1,523 (+8%)	2mo	$199,900	$131	50
11339 Yuba Trl	0.72mi	3/2.0	1,271 (-10%)	2mo	$219,000	$172	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.17×
• Total profit: $-46,344
• Equity at exit: $29,806

10-year hold

• IRR: -35.6%
• Equity multiple: -0.27×
• Total profit: $-71,084
• Equity at exit: $17,284

Cash invested: $55,972 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1172
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$345 /mo · $4,134/yr
• Insurance: −$83
• HOA: −$30
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-141

Break-even live

Break-even rent $1,906

Max offer price $174,962

Occupancy floor —

Sensitivity live

Price	-10% $-28	-5% $-85	+0% $-141	+5% $-198	+10% $-254
Rent	-10% $-278	-5% $-209	+0% $-141	+5% $-73	+10% $-5
Rate	-1.0pp $-40	-0.5pp $-90	base $-141	+0.5pp $-193	+1.0pp $-246

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10943 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,900	$1.05	26d	1	0.12mi
10919 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,595	$0.88	45d	1	0.14mi
11215 Aristides San Antonio, TX	4.0	2.0	1520	$1,925	$1.27	6d	1	0.27mi
10707 Rimfire Run Ln San Antonio, TX	3.0	2.5	1680	$1,575	$0.94	26d	1	0.31mi
3735 Browning Blf San Antonio, TX	3.0	2.5	1564	$1,475	$0.94	6d	1	0.35mi
11328 Silver Rose San Antonio, TX	3.0	2.0	1691	$1,870	$1.11	45d	1	0.40mi
3839 Browning Blf San Antonio, TX	3.0	2.0	1566	$1,899	$1.21	45d	1	0.44mi
11348 Top Hat San Antonio, TX	3.0	2.0	1658	$1,775	$1.07	45d	1	0.48mi
10909 Charreada Trl San Antonio, TX	3.0	2.0	1739	$1,800	$1.04	26d	1	0.49mi
11510 Hatchet Pass Dr San Antonio, TX	3.0	2.0	1385	$2,000	$1.44	26d	1	0.56mi
2422 Buffalo Pass Dr San Antonio, TX	3.0	2.5	1500	$1,500	$1.00	45d	1	0.57mi
2923 Black River Ln San Antonio, TX	3.0	2.0	1251	$1,520	$1.22	45d	1	0.60mi
2730 Bear Springs Dr San Antonio, TX	3.0	2.0	1582	$1,650	$1.04	16d	1	0.70mi
2917 Wentwood Run San Antonio, TX	4.0	2.0	1650	$1,825	$1.11	18d	1	0.70mi
3011 Lindenwood Way San Antonio, TX	3.0	2.5	1700	$1,955	$1.15	26d	1	0.72mi
11323 Pink Star San Antonio, TX	3.0	2.0	1695	$1,675	$0.99	0d	1	0.72mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	6d	1	0.73mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	26d	1	0.73mi
11371 Fish Spgs San Antonio, TX	3.0	2.0	1312	$1,475	$1.12	6d	1	0.75mi
11442 Potter Vly San Antonio, TX	3.0	2.0	1356	$1,500	$1.11	6d	1	0.76mi
11366 Olney Spgs San Antonio, TX	3.0	2.0	1436	$1,395	$0.97	26d	1	0.77mi
11302 Cache Path San Antonio, TX	3.0	2.5	1697	$1,700	$1.00	6d	1	0.78mi
11331 Two Wells Dr San Antonio, TX	2.0	2.0	1103	$1,350	$1.22	26d	1	0.81mi
10247 Sunrise Fld San Antonio, TX	3.0	2.5	1177	$1,530	$1.30	45d	1	0.84mi
3230 Bear Springs Dr San Antonio, TX	4.0	2.5	1652	$2,150	$1.30	0d	1	0.85mi
11427 Long Trl San Antonio, TX	3.0	2.5	1444	$2,400	$1.66	0d	1	0.87mi
10227 Brad Fld San Antonio, TX	4.0	2.5	1443	$1,680	$1.16	45d	1	0.88mi
10203 Sunset Fld San Antonio, TX	3.0	2.0	1270	$1,550	$1.22	14d	1	0.94mi
2891 Cherry Field Dr San Antonio, TX	3.0	1.0	1136	$1,300	$1.14	26d	1	0.94mi
10215 Athens Fld San Antonio, TX	3.0	2.5	1160	$1,450	$1.25	0d	1	0.96mi
2210 Muddy Peak Dr San Antonio, TX	3.0	2.5	1623	$1,650	$1.02	26d	1	1.03mi
11326 Widefield Ln San Antonio, TX	3.0	2.0	1328	$1,425	$1.07	45d	1	1.03mi
10243 Raven Field Dr San Antonio, TX	3.0	2.0	1023	$1,700	$1.66	45d	1	1.04mi
10239 Raven Field Dr San Antonio, TX	3.0	2.5	1252	$1,620	$1.29	0d	1	1.04mi
2840 Tengyc Bow San Antonio, TX	4.0	2.0	1704	$1,775	$1.04	46d	1	1.05mi
3303 Mission Riv San Antonio, TX	3.0	2.0	1489	$1,850	$1.24	45d	1	1.06mi
10714 Ranchland Fox San Antonio, TX	3.0	2.5	1844	$1,800	$0.98	45d	1	1.07mi
3232 Onion Crk San Antonio, TX	3.0	2.0	1168	$1,495	$1.28	45d	1	1.09mi
3111 Lamoka Lk San Antonio, TX	3.0	2.5	1509	$1,600	$1.06	45d	1	1.10mi
3111 Lamoka Lk San Antonio, TX	3.0	3.0	1508	$1,600	$1.06	4d	1	1.10mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 20 events

1. 2026-06-21
   days on market $199,900 Active 94 DOM
2. 2026-06-18
   days on market $199,900 Active 91 DOM
3. 2026-06-17
   days on market $199,900 Active 90 DOM
4. 2026-06-16
   days on market $199,900 Active 89 DOM
5. 2026-06-15
   days on market $199,900 Active 88 DOM
6. 2026-06-13
   days on market $199,900 Active 86 DOM
7. 2026-06-09
   days on market $199,900 Active 82 DOM
8. 2026-06-08
   days on market $199,900 Active 81 DOM
9. 2026-06-07
   days on market $199,900 Active 80 DOM
10. 2026-06-04
    days on market $199,900 Active 77 DOM
11. 2026-06-03
    days on market $199,900 Active 76 DOM
12. 2026-06-02
    days on market $199,900 Active 75 DOM
13. 2026-06-01
    statusdays on market $199,900 Active 74 DOM
14. 2026-05-31
    days on market $199,900 Price Change 73 DOM
15. 2026-03-19
    listed $220,000 New 257-char remark

    Show marketing remark (257 chars)

    Great 3 bedroom, 2 bath, well maintained single story home! Features include a built-in microwave, flat top stove and a good size backyard. Nice subdivision in a convenient location with easy access to Loop 1604, Hwy 90 and Lackland AFB. This is a must see!

16. 2026-01-16
    listed $1,600
17. 2024-04-10
    historical $1,650
18. 2024-01-18
    listed $1,650
19. 2024-01-18
    historical $1,650
20. 2023-12-19
    listed $1,650

ⓘ 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: $4,134 · $345/mo
• Projected year-2 tax: $4,134 · $345/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,733
• − Mortgage interest: −$11,198
• − Property taxes: −$4,134
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$360
• − Depreciation: −$5,815
• Taxable loss: −$5,091
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $-472/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

+13233.3% since first listed

6 events — show timeline

• 2026-03-19 Listed $220,000 LERA
• 2026-01-16 Listed for Rent $1,600 SABOR
• 2024-04-10 Rental Removed $1,650 APPFOLIO
• 2024-01-18 Listed for Rent $1,650 APPFOLIO
• 2024-01-18 Rental Removed $1,650 SABOR
• 2023-12-19 Listed for Rent $1,650 SABOR

Property tax history

+3.6%/yr

Latest (2025): $4,134 · -5.1% YoY. Source: county tax records.