338 Allsup · San Antonio, TX 78237

$152,500

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 20 Days on market

Built 1978

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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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Check out this hidden gem! This 2-bedroom home presents an exciting investment opportunity. While it requires a little TLC and updates, its potential is unlimited. Situated in a well established community, this property offers convenience and accessibility. Nearby schools, parks and vibrant shopping centers make it an ideal choice for families and investors alike.

Key facts

• Driveway for parking
• Natural light
• Modern tile finishes

Tags

• UPDATED FLOORING
• SPACIOUS LIVING AREAS
• PRACTICAL KITCHEN SETUP
• NATURAL LIGHT
• MODERN TILE FINISHES
• DRIVEWAY FOR PARKING

Property features AI

Exterior

• Home design: Built in 1978
• Construction: Living area approximately 1,253
• Exterior features: Located in the Edgewood subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $46 ($553/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 $141k (7.5% below list).
• Recommended offer: $141k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 6.1% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $141,026 (7.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.12×
• Total profit: $90,601
• Equity at exit: $137,384

10-year hold

• IRR: 24.0%
• Equity multiple: 7.44×
• Total profit: $275,102
• Equity at exit: $296,274

Cash invested: $42,700 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$800
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $46

Break-even live

Break-even rent $1,352

Max offer price $152,500

Occupancy floor 92%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	44d	1	1.09mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	1.14mi
4535 Lark San Antonio, TX	4.0	2.0	1514	$1,750	$1.16	24d	1	1.23mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	1.27mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	1.27mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	3d	1	1.31mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,300	$1.53	12d	3	1.32mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	4d	1	1.33mi
224 Marquette Dr San Antonio, TX	2.0	1.0	984	$1,350	$1.37	24d	1	1.34mi
127 Riverdale Dr San Antonio, TX	3.0	1.0	1032	$1,100	$1.07	12d	1	1.34mi
351 Overhill Dr Unit MH San Antonio, TX	3.0	1.0	1647	$1,550	$0.94	24d	1	1.36mi
314 Globe Ave San Antonio, TX	3.0	2.0	936	$1,600	$1.71	3d	1	1.43mi
3301 W Woodlawn Ave San Antonio, TX	1.0–2.0	1.0	825	$881	$1.07	24d	3	1.44mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	1.46mi

Listing history 12 events

1. 2026-06-15
   days on market $152,500 Active 20 DOM
2. 2026-06-13
   days on market $152,500 Active 18 DOM
3. 2026-06-12
   days on market $152,500 Active 17 DOM
4. 2026-06-09
   days on market $152,500 Active 14 DOM
5. 2026-06-08
   days on market $152,500 Active 13 DOM
6. 2026-06-08
   days on market $152,500 Active 12 DOM
7. 2026-06-07
   days on market $152,500 Active 11 DOM
8. 2026-06-03
   days on market $152,500 Active 8 DOM
9. 2026-06-02
   days on market $152,500 Active 7 DOM
10. 2026-06-01
    days on market $152,500 Active 6 DOM
11. 2026-05-31
    remarks 675-char remark
12. 2026-05-31
    listed $152,500 Active 5 DOM

ⓘ 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: $2,457 · $205/mo
• Projected year-2 tax: $2,791 · $233/mo
• Expected delta: +$334/yr (+$28/mo · 13.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $16,923
• − Mortgage interest: −$8,542
• − Property taxes: −$2,457
• − Insurance: −$762
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$4,436
• Taxable loss: −$1,983
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,029/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

+54.0% since first listed

5 events — show timeline

• 2026-05-26 Listed $152,500 FSBO.com
• 2026-02-27 Sold (MLS) — LERA
• 2026-02-09 Pending — LERA
• 2026-01-30 Contingent — LERA
• 2026-01-16 Listed $99,000 LERA

Property tax history

+4.6%/yr

Latest (2025): $2,457 · +0.9% YoY. Source: county tax records.