7251 Plow Run · San Antonio, TX 78252

$234,777

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 66 Days on market

Built 2023 3,659 sqft lot $181/sqft · at area comps Est $239k · at est. $60/mo HOA · 4% of rent ↓ 15% since listing

---

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 +8.6/30.0
• ARV discount +8.2/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks MLS

An exceptional opportunity to assume an FHA loan at an attractive 4.75 interest rate an increasingly rare offering in today's market. This impeccably maintained 3-bedroom, 2-bath residence spans approximately 1,300 square feet of thoughtfully curated living space, showcasing refined finishes and intentional design throughout. The open-concept layout creates a seamless flow, ideal for both sophisticated entertaining and everyday comfort. Appointed with gas appliances, a striking custom shiplap accent wall, and a premium reverse osmosis water filtration system, the home effortlessly blends style with functionality. Enhancements such as energy-efficient solar screens and a tankless water heater further elevate the home's efficiency and modern appeal. Set within a highly desirable community with monthly activities like game nights or food trucks, residents enjoy access to resort-style amenities including a sparkling pool, full gym with state of the art equipment, elegant clubhouse with community party room, and well-appointed covered playground for all ages. Offered in pristine, move-in ready condition, this residence presents a rare combination of elevated living, modern convenience, and favorable financing-an opportunity not to be missed.

Key facts

• Gas appliances
• Elegant clubhouse
• 3,659 sq ft lot

Tags

• GAS APPLIANCES
• CUSTOM SHIPLAP ACCENT WALL
• ENERGY-EFFICIENT SOLAR SCREENS
• TANKLESS WATER HEATER
• ELEGANT CLUBHOUSE
• WELL-APPOINTED PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (28.3% below list).
• Recommended offer: $168k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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); 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 $2k of equity ($2k 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 66 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) 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; 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 $168,431 (28.3% 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 66 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $238,677
• List price: $234,777
• Delta: -1.63%
• 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
7258 Plow Run	0.03mi	3/2.0	1,300 (0%)	3mo	$245,000	$188	96
13947 Bull	0.37mi	3/2.0	1,276 (-2%)	2mo	$189,900	$149	78
7227 Plow Run	0.04mi	3/2.0	1,462 (+12%)	3mo	$160,440	$110	75
7718 Fox Xing	0.32mi	3/2.0	1,200 (-8%)	1mo	$254,490	$212	71
7710 Fox Xing	0.31mi	3/2.0	1,412 (+9%)	1mo	$269,990	$191	70
7734 Fox Xing	0.35mi	3/2.0	1,200 (-8%)	4mo	$229,990	$192	68
7735 Fox Xing	0.36mi	3/2.0	1,412 (+9%)	3mo	$263,990	$187	66
7708 Fern Pass	0.34mi	3/2.0	1,412 (+9%)	4mo	$263,990	$187	66
7709 Fern Pass	0.38mi	3/2.0	1,200 (-8%)	4mo	$229,990	$192	66
7230 King Bnd	0.39mi	3/2.0	1,402 (+8%)	4mo	$279,990	$200	65
7250 King Bnd	0.53mi	3/2.0	1,402 (+8%)	1mo	$279,990	$200	61
7243 King Bnd	0.55mi	3/2.0	1,402 (+8%)	1mo	$279,990	$200	60

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: -8.1%
• Equity multiple: 0.63×
• Total profit: $-24,607
• Equity at exit: $68,151

10-year hold

• IRR: -4.0%
• Equity multiple: 0.60×
• Total profit: $-26,271
• Equity at exit: $81,904

Cash invested: $65,738 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$1,231
• Tax from tax record: −$142 /mo · $1,702/yr
• Insurance: −$98
• HOA: −$60
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-200

Break-even live

Break-even rent $1,938

Max offer price $199,408

Occupancy floor —

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: $58,694
• Closing costs: $7,043
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,575	$1.21	44d	1	0.03mi
7258 Plow Run San Antonio, TX	3.0	2.0	1300	$1,475	$1.13	24d	1	0.03mi
7247 Ox Pl San Antonio, TX	3.0	2.0	1300	$1,800	$1.38	4d	1	0.05mi
7411 Donkey Vly San Antonio, TX	3.0	2.0	1125	$1,700	$1.51	44d	1	0.06mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	3d	1	0.06mi
7218 Ox Pl San Antonio, TX	4.0	2.0	1492	$1,495	$1.00	22d	1	0.06mi
7415 Donkey Vly San Antonio, TX	3.0	2.0	1225	$1,500	$1.22	44d	1	0.06mi
7218 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,575	$1.06	22d	1	0.09mi
14234 Llama Pl San Antonio, TX	3.0	2.0	1244	$1,500	$1.21	44d	1	0.10mi
7231 Duck Pond San Antonio, TX	4.0	2.0	1492	$1,750	$1.17	4d	1	0.11mi
7216 Pasture Run San Antonio, TX	4.0	2.0	1647	$1,525	$0.93	4d	1	0.13mi
13802 Ostrich Run San Antonio, TX	3.0	2.0	1300	$1,600	$1.23	18d	1	0.17mi
7410 Silos Rdg San Antonio, TX	3.0	2.0	1026	$1,195	$1.16	24d	1	0.18mi
7226 Cultivator Way San Antonio, TX	3.0	2.0	1300	$1,497	$1.15	24d	1	0.26mi
7214 Cultivator Way San Antonio, TX	3.0	2.0	1125	$1,395	$1.24	44d	1	0.27mi
7427 Silos Trl San Antonio, TX	3.0	2.0	1082	$1,500	$1.39	44d	1	0.32mi
13922 Wool Park San Antonio, TX	3.0	2.0	1416	$1,450	$1.02	24d	1	0.32mi
6728 Beehive Dr San Antonio, TX	3.0	2.0	1675	$1,596	$0.95	13d	1	0.45mi
6683 Arid Way San Antonio, TX	3.0	2.0	1440	$1,500	$1.04	24d	1	0.47mi
6741 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,811	$1.08	44d	1	0.48mi
6738 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,585	$1.09	44d	1	0.51mi
6734 Hatchery Way San Antonio, TX	3.0	2.0	1675	$1,741	$1.04	44d	1	0.52mi
6711 Hatchery Way San Antonio, TX	3.0	2.0	1459	$1,606	$1.10	13d	1	0.54mi
6638 Arid Way San Antonio, TX	4.0	2.0	1627	$1,479	$0.91	4d	1	0.55mi
13930 Silos Mdws San Antonio, TX	4.0	2.0	1616	$1,650	$1.02	13d	1	0.56mi
6603 Arid Way San Antonio, TX	3.0	2.0	1440	$1,506	$1.05	44d	1	0.62mi
6524 Arid Way San Antonio, TX	4.0	2.0	1657	$1,556	$0.94	24d	1	0.64mi
6515 Scarecrow Way San Antonio, TX	4.0	2.0	1627	$1,565	$0.96	24d	1	0.65mi
6512 Arid Way San Antonio, TX	4.0	2.0	1687	$1,671	$0.99	24d	1	0.67mi
6511 Arid Way San Antonio, TX	4.0	2.5	1687	$1,700	$1.01	13d	1	0.68mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1276	$1,285	$1.01	18d	1	0.70mi
6432 Pickaxe Way San Antonio, TX	3.0	2.0	1266	$1,351	$1.07	24d	1	0.70mi
6835 Capriccio Spirit San Antonio, TX	3.0	2.5	1512	$1,700	$1.12	22d	1	0.71mi
7063 Sycamore Pass San Antonio, TX	4.0	2.0	1866	$1,950	$1.05	20d	1	0.83mi
6522 Vivaldi Isle San Antonio, TX	3.0	2.0	1325	$1,500	$1.13	44d	1	0.84mi
13422 Whisper Bnd San Antonio, TX	3.0	2.0	1662	$2,000	$1.20	24d	1	0.85mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	4d	1	0.90mi
6614 Dynamic Sound San Antonio, TX	3.0	2.0	1192	$1,500	$1.26	44d	1	0.90mi
14739 Sycamore Xing San Antonio, TX	4.0	2.0	1734	$2,300	$1.33	4d	1	0.91mi
13727 Barn Door San Antonio, TX	3.0	2.0	1474	$1,800	$1.22	24d	1	0.92mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: watergaspoolgym

Listing history 27 events

1. 2026-06-18
   days on market $234,777 Active 66 DOM
2. 2026-06-17
   days on market $234,777 Active 65 DOM
3. 2026-06-16
   days on market $234,777 Active 64 DOM
4. 2026-06-15
   days on market $234,777 Active 63 DOM
5. 2026-06-13
   days on market $234,777 Active 61 DOM
6. 2026-06-09
   days on market $234,777 Active 57 DOM
7. 2026-06-08
   days on market $234,777 Active 56 DOM
8. 2026-06-07
   days on market $234,777 Active 55 DOM
9. 2026-06-04
   days on market $234,777 Active 52 DOM
10. 2026-06-03
    days on market $234,777 Active 51 DOM
11. 2026-06-02
    days on market $234,777 Active 50 DOM
12. 2026-06-02
    days on market $234,777 Active 49 DOM
13. 2026-05-31
    days on market $234,777 Active 48 DOM
14. 2026-05-08
    price $234,777 1257-char remark

    Show marketing remark (1257 chars)

    An exceptional opportunity to assume an FHA loan at an attractive 4.75 interest rate an increasingly rare offering in today's market. This impeccably maintained 3-bedroom, 2-bath residence spans approximately 1,300 square feet of thoughtfully curated living space, showcasing refined finishes and intentional design throughout. The open-concept layout creates a seamless flow, ideal for both sophisticated entertaining and everyday comfort. Appointed with gas appliances, a striking custom shiplap accent wall, and a premium reverse osmosis water filtration system, the home effortlessly blends style with functionality. Enhancements such as energy-efficient solar screens and a tankless water heater further elevate the home's efficiency and modern appeal. Set within a highly desirable community with monthly activities like game nights or food trucks, residents enjoy access to resort-style amenities including a sparkling pool, full gym with state of the art equipment, elegant clubhouse with community party room, and well-appointed covered playground for all ages. Offered in pristine, move-in ready condition, this residence presents a rare combination of elevated living, modern convenience, and favorable financing-an opportunity not to be missed.

15. 2026-04-30
    price $244,900 1257-char remark

    Show marketing remark (1257 chars)

    An exceptional opportunity to assume an FHA loan at an attractive 4.75 interest rate an increasingly rare offering in today's market. This impeccably maintained 3-bedroom, 2-bath residence spans approximately 1,300 square feet of thoughtfully curated living space, showcasing refined finishes and intentional design throughout. The open-concept layout creates a seamless flow, ideal for both sophisticated entertaining and everyday comfort. Appointed with gas appliances, a striking custom shiplap accent wall, and a premium reverse osmosis water filtration system, the home effortlessly blends style with functionality. Enhancements such as energy-efficient solar screens and a tankless water heater further elevate the home's efficiency and modern appeal. Set within a highly desirable community with monthly activities like game nights or food trucks, residents enjoy access to resort-style amenities including a sparkling pool, full gym with state of the art equipment, elegant clubhouse with community party room, and well-appointed covered playground for all ages. Offered in pristine, move-in ready condition, this residence presents a rare combination of elevated living, modern convenience, and favorable financing-an opportunity not to be missed.

16. 2026-04-13
    listed $249,900 New 1257-char remark

    Show marketing remark (1257 chars)

    An exceptional opportunity to assume an FHA loan at an attractive 4.75 interest rate an increasingly rare offering in today's market. This impeccably maintained 3-bedroom, 2-bath residence spans approximately 1,300 square feet of thoughtfully curated living space, showcasing refined finishes and intentional design throughout. The open-concept layout creates a seamless flow, ideal for both sophisticated entertaining and everyday comfort. Appointed with gas appliances, a striking custom shiplap accent wall, and a premium reverse osmosis water filtration system, the home effortlessly blends style with functionality. Enhancements such as energy-efficient solar screens and a tankless water heater further elevate the home's efficiency and modern appeal. Set within a highly desirable community with monthly activities like game nights or food trucks, residents enjoy access to resort-style amenities including a sparkling pool, full gym with state of the art equipment, elegant clubhouse with community party room, and well-appointed covered playground for all ages. Offered in pristine, move-in ready condition, this residence presents a rare combination of elevated living, modern convenience, and favorable financing-an opportunity not to be missed.

17. 2025-06-09
    historical
18. 2025-05-02
    price $232,889
19. 2025-04-11
    listed $234,900 New
20. 2025-04-03
    historical
21. 2025-03-29
    price $239,500
22. 2025-03-18
    price $243,000
23. 2025-03-05
    price $244,000
24. 2025-02-10
    listed $245,000 New
25. 2023-07-12
    soldstatus Sold
26. 2023-06-04
    status Pending
27. 2023-04-05
    listed $277,749 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: $1,702 · $142/mo
• Projected year-2 tax: $4,296 · $358/mo
• Expected delta: +$2,595/yr (+$216/mo · 152.5%)

ⓘ 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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,212
• − Mortgage interest: −$13,151
• − Property taxes: −$1,702
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$720
• − Depreciation: −$6,830
• Taxable loss: −$6,599
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-819/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

-15.5% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $234,777 LERA
• 2026-04-30 Price Changed $244,900 LERA
• 2026-04-13 Listed $249,900 LERA
• 2025-06-09 Listing Removed — LERA
• 2025-05-02 Price Changed $232,889 LERA
• 2025-04-11 Listed $234,900 LERA
• 2025-04-03 Listing Removed — LERA
• 2025-03-29 Price Changed $239,500 LERA
• 2025-03-18 Price Changed $243,000 LERA
• 2025-03-05 Price Changed $244,000 LERA
• 2025-02-10 Listed $245,000 LERA
• 2023-07-12 Sold (MLS) — LERA
• 2023-06-04 Pending — LERA
• 2023-04-05 Listed $277,749 LERA

Property tax history

+29.0%/yr

Latest (2025): $1,702 · -60.6% YoY. Source: county tax records.