1027 Vermont St · San Antonio, TX 78211

$90,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 14 Days on market

Built 1948 6,250 sqft lot Est $147k · 39% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This 3-bedroom, 1-bath home is a full renovation project with endless potential. Located just minutes from downtown San Antonio, this property is ideal for investors, flippers, or anyone looking to build equity. Sold as-is and priced affordably, it's a great opportunity to transform a fixer-upper into something special.

Key facts

• Endless potential
• 6,250 sq ft lot
• Built 1948

Tags

• FULL RENOVATION PROJECT
• ENDLESS POTENTIAL

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Not listed as down payment resource eligible
• HOA & community: Subdivision: Harlandale / Harlandale NW

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Approximately 78 years old
• Construction: Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (10 x 15)
• Bedrooms: Master bedroom on lower level with ceiling fan (12 x 11); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; All window coverings remain; One living area; Separate dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.2% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harlandale H S (math 17% / reading 29%, grade F, #1,348 of 1,632 statewide, top 83%, 1,664 students, 82% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 152 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $218 of equity ($622 loan paydown + $-404 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $146,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Flanders Ave	0.33mi	2/1.0 (-1)	988 (+0%)	2mo	$89,900	$91	77
318 Elks	0.40mi	3/2.0	1,000 (+1%)	4mo	$155,000	$155	72
122 Hoover	0.39mi	2/1.0 (-1)	1,034 (+5%)	1mo	$170,000	$164	68
815 Flanders	0.43mi	2/1.5 (-1)	1,024 (+4%)	7mo	$165,000	$161	61
442 Humboldt St	0.61mi	3/1.0	912 (-8%)	0mo	$120,000	$132	58
227 Southway Dr	0.70mi	2/1.0 (-1)	960 (-3%)	2mo	$109,900	$114	56
531 Cottonwood	0.64mi	3/1.0	1,044 (+6%)	5mo	$233,000	$223	56
1441 Crystal	0.57mi	3/1.0	888 (-10%)	2mo	$135,000	$152	55
606 Cottonwood	0.58mi	2/1.5 (-1)	1,049 (+6%)	4mo	$85,000	$81	52
611 Rochambeau	0.64mi	3/2.0	1,060 (+8%)	6mo	$119,500	$113	48
1407 Crystal	0.49mi	3/2.0	1,104 (+12%)	8mo	$165,000	$149	47
1130 W Winnipeg	0.46mi	2/2.0 (-1)	1,084 (+10%)	10mo	$152,500	$141	45

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.56×
• Total profit: $14,197
• Equity at exit: $24,130

10-year hold

• IRR: 17.4%
• Equity multiple: 2.84×
• Total profit: $46,395
• Equity at exit: $27,452

Cash invested: $25,200 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$472
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $293

Break-even live

Break-even rent $907

Max offer price $90,000

Occupancy floor 72%

Sensitivity live

Price	-10% $344	-5% $318	+0% $293	+5% $267	+10% $242
Rent	-10% $192	-5% $242	+0% $293	+5% $343	+10% $393
Rate	-1.0pp $338	-0.5pp $315	base $293	+0.5pp $269	+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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	0.16mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	0.16mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	18d	1	0.34mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	44d	1	0.51mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	0.74mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.87mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	44d	1	0.88mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	20d	1	0.88mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	24d	1	0.89mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	15d	1	0.89mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	44d	1	1.04mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	1.06mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	1.07mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	5d	1	1.08mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	1.09mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	1.15mi
326 Stonewall St San Antonio, TX	3.0	1.0	1080	$1,200	$1.11	24d	1	1.16mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	1.18mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	5d	1	1.23mi
108 Beatrice Ave Unit 102 San Antonio, TX	3.0	1.0	828	$1,345	$1.62	45d	1	1.29mi
226 E Malone Ave San Antonio, TX	2.0	1.0	693	$1,100	$1.59	22d	1	1.32mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	1.33mi
675 W Pyron Ave San Antonio, TX	2.0	1.0	672	$1,150	$1.71	24d	1	1.38mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	15d	1	1.41mi
806 McCauley Blvd San Antonio, TX	2.0	1.0	670	$895	$1.34	44d	1	1.42mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	1.49mi

Listing history 10 events

1. 2026-06-18
   days on market $90,000 Active 14 DOM
2. 2026-06-17
   days on market $90,000 Active 13 DOM
3. 2026-06-16
   days on market $90,000 Active 12 DOM
4. 2026-06-15
   statusdays on market $90,000 Active 11 DOM
5. 2026-06-13
   days on market $90,000 New 9 DOM
6. 2026-06-13
   days on market $90,000 New 8 DOM
7. 2026-06-09
   days on market $90,000 New 5 DOM
8. 2026-06-08
   days on market $90,000 New 4 DOM
9. 2026-06-07
   remarks 321-char remark
10. 2026-06-07
    listed $90,000 New 3 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: $2,480 · $207/mo
• Projected year-2 tax: $2,480 · $207/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $15,323
• − Mortgage interest: −$5,041
• − Property taxes: −$2,480
• − Insurance: −$450
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,618
• Taxable income: $2,281
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $2,964/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

6 events — show timeline

• 2026-06-04 Listed $90,000 LERA
• 2026-05-08 Sold (Public Records) — Public Records
• 2026-05-08 Sold (Public Records) — Public Records
• 2015-04-07 Sold (Public Records) — Public Records
• 2015-03-26 Sold (Public Records) — Public Records
• 2014-07-18 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,480 · -4.9% YoY. Source: county tax records.