507 Rotary · San Antonio, TX 78202

$105,000

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 20 Days on market

Built 1954 5,445 sqft lot Est $136k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.9/10.0
• DSCR +4.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This charming home has been taken down to the studs and rebuilt! EVERYTHING is new including the electrical, plumbing, & HVAC systems, roof, siding, windows, & more! This beautifully renovated home offers all the updates you will love! Featuring an open living concept along with a breakfast bar and spacious kitchen. Refreshing granite countertops with modern tiled backsplash and new stainless steel appliances. Generous amount of soft close shaker cabinets. Beautiful modern luxury vinyl plank flooring throughout. An abundance of recessed lighting. The bathroom features a fully tiled walk-in shower with frameless sliding glass door. Short distance to downtown, AT&T center, The Pearl and endless amounts of excellent dining options! EZ highway access. Come take a look!

Key facts

• Close to schools
• Granite countertops
• Close to shopping

Tags

• GRANITE COUNTERTOPS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO ENTERTAINMENT
• CLOSE TO HIGHWAY ACCESS
• NO HOA

Property features AI

Exterior

• Utilities: City water; SAWS water supplier; SAWS sewer supplier; CPS electric
• Home design: Pre-owned home; Approximately 72 years old
• Construction: Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Stove/Range; Microwave; Dishwasher; Eat-in kitchen with breakfast bar; Solid countertops
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Second bedroom
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only and double vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Eat-in kitchen with breakfast bar; Utility room inside; Walk-in closets; 1 living area; Solid countertops; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $27 ($327/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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.
• Zoned schools: Pershing El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 303 students, 96% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k 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 + 8.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k 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 ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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

• Watch-outs: property tax is 3.3% of price; built in 1954 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.09% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $136,120
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Rotary	0.03mi	3/1.0 (+1)	833 (+2%)	18mo	$145,000	$174	76
1942 Lamar St	0.37mi	2/1.0	768 (-6%)	12mo	$149,950	$195	62
1830 Gorman	0.47mi	3/1.5 (+1)	786 (-4%)	6mo	$110,000	$140	59
1954 Lamar St	0.34mi	3/1.5 (+1)	876 (+7%)	15mo	$145,000	$166	53
1634 Gorman	0.50mi	2/1.0	851 (+4%)	22mo	$139,900	$164	52
431 Blue Bonnet	0.71mi	2/1.0	876 (+7%)	10mo	$139,500	$159	47
2642 E Houston St	0.68mi	2/1.0	896 (+9%)	16mo	$134,500	$150	39
2338 Burnet St	0.33mi	3/1.0 (+1)	700 (-15%)	21mo	$119,000	$170	38

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.21×
• Total profit: $65,104
• Equity at exit: $94,592

10-year hold

• IRR: 25.6%
• Equity multiple: 7.99×
• Total profit: $205,626
• Equity at exit: $203,992

Cash invested: $29,400 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$551
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $27

Break-even live

Break-even rent $1,115

Max offer price $105,000

Occupancy floor 93%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	14d	1	0.06mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	4d	1	0.09mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	43d	1	0.09mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	43d	1	0.20mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.22mi
1010 Locke St Unit 710 San Antonio, TX	2.0	2.0	950	$879	$0.93	3d	1	0.24mi
1010 Locke St Unit 610 San Antonio, TX	1.0	1.0	715	$731	$1.02	3d	1	0.24mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	43d	1	0.39mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	43d	1	0.39mi
947 Poinsettia San Antonio, TX	1.0	1.0	564	$595	$1.05	43d	1	0.42mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	14d	1	0.46mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	43d	1	0.46mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	43d	1	0.47mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	43d	1	0.47mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	23d	1	0.52mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.53mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.54mi
1223 N Walters St Unit 610 San Antonio, TX	1.0	1.0	732	$877	$1.20	3d	1	0.54mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	43d	1	0.59mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	17d	1	0.61mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	43d	1	0.63mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	43d	1	0.64mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	12d	1	0.66mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	14d	1	0.67mi
508 Bee St San Antonio, TX	3.0	1.0	828	$995	$1.20	17d	1	0.73mi
601 Coleman St Unit 2 San Antonio, TX	2.0	1.0	800	$950	$1.19	43d	1	0.73mi
508 Bee St Unit 508-b San Antonio, TX	3.0	1.0	828	$995	$1.20	43d	1	0.73mi
512 Bee St San Antonio, TX	2.0	1.0	672	$845	$1.26	23d	1	0.73mi
514 Bee St San Antonio, TX	2.0	1.0	672	$895	$1.33	43d	1	0.73mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	14d	1	0.74mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	43d	1	0.76mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	23d	1	0.76mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	0.78mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	23d	1	0.80mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.81mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	43d	1	0.87mi
634 Hood St San Antonio, TX	2.0	1.0	762	$1,100	$1.44	43d	1	0.88mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	23d	1	0.90mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	43d	1	0.93mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	14d	1	0.95mi

Listing history 13 events

1. 2026-06-18
   days on market $105,000 Active 20 DOM
2. 2026-06-17
   days on market $105,000 Active 19 DOM
3. 2026-06-16
   days on market $105,000 Active 18 DOM
4. 2026-06-15
   days on market $105,000 Active 17 DOM
5. 2026-06-13
   days on market $105,000 Active 15 DOM
6. 2026-06-09
   statusdays on market $105,000 Active 11 DOM
7. 2026-06-08
   days on market $105,000 New 10 DOM
8. 2026-06-07
   days on market $105,000 New 9 DOM
9. 2026-06-04
   days on market $105,000 New 6 DOM
10. 2026-06-03
    days on market $105,000 New 5 DOM
11. 2026-06-02
    days on market $105,000 New 4 DOM
12. 2026-06-01
    days on market $105,000 New 3 DOM
13. 2026-05-31
    days on market $105,000 New 2 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: $3,434 · $286/mo
• Projected year-2 tax: $3,434 · $286/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 · 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: $13,789
• − Mortgage interest: −$5,882
• − Property taxes: −$3,434
• − Insurance: −$525
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,055
• Taxable loss: −$1,313
• Est. tax savings @ 24.0%: +$315
• After-tax cash flow: $642/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

+75.0% since first listed

10 events — show timeline

• 2026-05-29 Listed $105,000 LERA
• 2022-07-29 Sold (Public Records) — Public Records
• 2022-07-25 Sold (MLS) — LERA
• 2022-07-01 Pending — LERA
• 2022-06-24 Contingent — LERA
• 2022-06-18 Listed $199,000 LERA
• 2021-09-03 Sold (MLS) — LERA
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-08-20 Pending — LERA
• 2021-08-17 Listed $60,000 LERA

Property tax history

+13.0%/yr

Latest (2025): $3,434 · -2.7% YoY. Source: county tax records.