3247 Lasses · San Antonio, TX 78223

$135,000

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 360 Days on market

Built 1953 6,141 sqft lot $136/sqft · 19% below area Est $166k · 19% under ↓ 27% since listing

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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 +15.0/15.0
• Cash flow +9.4/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

Key facts

• Outdoor enjoyment
• Local amenities
• Detached garage

Tags

• DETACHED GARAGE
• MATURE TREES
• LOCAL AMENITIES
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (8.8% below list).
• Recommended offer: $118k (12.7% below list) — sets the bar for cash-flow.
• 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: 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 falling (-3.4%/yr); 325 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k 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 360 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,827 (12.7% 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 360 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 9.1

CMA / ARV

• ARV (median comp): $166,263
• List price: $135,000
• Delta: -18.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Anton Dr	0.61mi	3/1.0 (+1)	1,000 (+1%)	7mo	$143,250	$143	59
239 Coral Ave	0.72mi	3/1.0 (+1)	974 (-2%)	2mo	$159,900	$164	57
119 Harcourt	0.39mi	3/1.0 (+1)	1,130 (+14%)	3mo	$104,400	$92	51
138 Cornish Ave	0.63mi	3/1.0 (+1)	946 (-5%)	8mo	$199,999	$211	51
358 Anton Dr	0.74mi	3/1.0 (+1)	978 (-1%)	20mo	$119,000	$122	42
322 E Palfrey St	0.65mi	3/1.5 (+1)	1,056 (+6%)	17mo	$185,000	$175	38
111 Gayle Ave	0.70mi	3/1.0 (+1)	948 (-4%)	23mo	$190,000	$200	36
743 Utopia Ln	0.55mi	3/1.0 (+1)	1,112 (+12%)	18mo	$165,000	$148	34

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-31,571
• Equity at exit: $20,129

10-year hold

• IRR: -37.8%
• Equity multiple: -0.30×
• Total profit: $-48,985
• Equity at exit: $11,672

Cash invested: $37,800 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$708
• Tax from tax record: −$305 /mo · $3,662/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-97

Break-even live

Break-even rent $1,354

Max offer price $117,827

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-59	+0% $-97	+5% $-135	+10% $-174
Rent	-10% $-194	-5% $-146	+0% $-97	+5% $-49	+10% $0
Rate	-1.0pp $-29	-0.5pp $-63	base $-97	+0.5pp $-132	+1.0pp $-168

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
462 Utopia Ln San Antonio, TX	2.0	1.0	837	$1,215	$1.45	44d	1	0.17mi
462 Utopia Ln Unit U242 San Antonio, TX	1.0	1.0	600	$1,025	$1.71	4d	1	0.18mi
462 Utopia Ln Unit D110 San Antonio, TX	1.0	1.0	667	$1,035	$1.55	44d	1	0.18mi
462 Utopia Ln Unit D209 San Antonio, TX	1.0	1.0	667	$1,035	$1.55	24d	1	0.18mi
462 Utopia Ln Unit W248 San Antonio, TX	2.0	1.0	837	$1,239	$1.48	18d	1	0.18mi
2566 Goliad Rd San Antonio, TX	2.0	1.0	600	$1,350	$2.25	5d	20	0.32mi
2566 Goliad Rd San Antonio, TX	1.0–2.0	1.0	600	$1,300	$2.17	24d	23	0.32mi
115 Harcourt Ave San Antonio, TX	3.0	1.0	912	$1,500	$1.64	22d	1	0.36mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	660	$998	$1.51	2d	6	0.45mi
3201 Sidney Brooks Dr San Antonio, TX	1.0	1.0	579	$1,874	$3.24	44d	1	0.48mi
3007 SE Military Dr Unit 710 San Antonio, TX	2.0	2.0	1010	$855	$0.85	3d	1	0.51mi
3202 Sidney Brooks Dr San Antonio, TX	1.0	1.0	714	$890	$1.25	44d	1	0.53mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,402	$1.47	3d	32	0.57mi
7310 S New Braunfels Ave Unit 710 San Antonio, TX	2.0	2.0	871	$1,132	$1.30	3d	1	0.65mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	22d	5	0.71mi
7938 City Base Lndg San Antonio, TX	1.0–3.0	1.0–2.0	877	$1,332	$1.52	2d	18	0.73mi
7910 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1187	$1,985	$1.67	2d	48	0.78mi
7803 S New Braunfels Ave Unit 610 Brooks City Base, TX	1.0	1.0	626	$1,061	$1.69	3d	1	0.86mi
7803 S New Braunfels Ave Unit 710 Brooks City Base, TX	2.0	2.0	821	$1,227	$1.49	3d	1	0.86mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	24d	1	0.94mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	15d	1	0.95mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,201	$1.40	44d	1	0.95mi
6410 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1017	$1,232	$1.21	4d	21	0.99mi
7714 Kennedy Hl San Antonio, TX	1.0–2.0	1.0–2.0	1047	$1,956	$1.87	2d	27	1.02mi
8251 S New Braunfels Ave Brooks City Base, TX	1.0–10.0	1.0–10.0	966	$652	$0.67	44d	25	1.04mi
8010 Aeromedical Rd San Antonio, TX	3.0	1.0–2.0	894	$1,384	$1.55	2d	21	1.10mi
8223 Inner Circle Rd San Antonio, TX	1.0–3.0	1.0–2.0	1065	$1,720	$1.61	2d	82	1.20mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,222	$1.30	22d	10	1.22mi
2835 Research Plz Brooks City Base, TX	1.0–3.0	1.0–2.0	888	$1,120	$1.26	4d	63	1.25mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	3d	1	1.35mi
6222 S New Braunfels Ave San Antonio, TX	1.0–4.0	1.0–2.0	1258	$1,181	$0.94	10d	12	1.38mi
7577 Old Corpus Christi Rd Unit 710 San Antonio, TX	2.0	2.0	790	$1,054	$1.33	3d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 360 DOM
2. 2026-06-17
   days on market $135,000 Active 359 DOM
3. 2026-06-16
   days on market $135,000 Active 358 DOM
4. 2026-06-15
   days on market $135,000 Active 357 DOM
5. 2026-06-13
   days on market $135,000 Active 355 DOM
6. 2026-06-09
   days on market $135,000 Active 351 DOM
7. 2026-06-08
   days on market $135,000 Active 350 DOM
8. 2026-06-07
   days on market $135,000 Active 349 DOM
9. 2026-06-04
   days on market $135,000 Active 346 DOM
10. 2026-06-03
    days on market $135,000 Active 345 DOM
11. 2026-06-02
    days on market $135,000 Active 344 DOM
12. 2026-06-01
    days on market $135,000 Active 343 DOM
13. 2026-05-31
    days on market $135,000 Active 342 DOM
14. 2026-04-09
    price $135,000 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

15. 2026-02-19
    price $140,000 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

16. 2025-09-08
    price $147,000 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

17. 2025-08-02
    price $160,000 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

18. 2025-07-09
    price $170,000 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

19. 2025-06-23
    listed $185,000 New 863-char remark

    Show marketing remark (863 chars)

    Welcome to this charming home with incredible potential! This property features three cozy bedrooms and one bathroom, making it perfect for a small family or as an investment opportunity. While the home does need some work, it offers a fantastic canvas for your creative vision. You'll love the oversized 480 sqft two-car detached garage, providing ample storage space for vehicles, tools, or hobbies. The backyard is adorned with mature trees, offering a serene setting that invites relaxation and outdoor enjoyment plus a 96 sqft storage shed. Located in a welcoming neighborhood, this home is conveniently situated near local amenities, parks, and schools. With a bit of TLC, this property can transform into a wonderful haven tailored to your needs. Don't miss the chance to make this house your own and unlock its full potential! Schedule your showing today!

ⓘ 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: $3,662 · $305/mo
• Projected year-2 tax: $3,662 · $305/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 4/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,767
• − Mortgage interest: −$7,562
• − Property taxes: −$3,662
• − Insurance: −$675
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$3,927
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $-345/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-27.0% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $135,000 LERA
• 2026-02-19 Price Changed $140,000 LERA
• 2025-09-08 Price Changed $147,000 LERA
• 2025-08-02 Price Changed $160,000 LERA
• 2025-07-09 Price Changed $170,000 LERA
• 2025-06-23 Listed $185,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $3,662 · +2.2% YoY. Source: county tax records.