105 Heflin · San Antonio, TX 78210

$140,000

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 26 Days on market

Built 1946 5,532 sqft lot Est $207k · 32% under ↓ 15% since listing

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.5/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 105 Heflin Ct, San Antonio, TX 78210 - a beautifully updated 3-bedroom, 1-bath home ready for immediate move-in. The property also includes a second unit in the back with the potential to be finished as a 2-bedroom, 1-bath space - perfect for rental income or multi-generational living. Great location near downtown, shopping, and major highways. A fantastic opportunity to own and invest in one property!

Key facts

• Second unit
• Great location
• Rental income

Tags

• SECOND UNIT
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 rising (+1.1%/yr); 269 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 26 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.25% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $207,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Porter	0.49mi	4/2.0 (+1)	1,383 (+4%)	2mo	$134,900	$98	64
211 Bailey Ave	0.39mi	3/2.0	1,454 (+9%)	6mo	$379,000	$261	61
828 Virginia Blvd	0.73mi	3/2.0	1,347 (+1%)	4mo	$175,000	$130	60
534 Kayton	0.44mi	3/2.0	1,512 (+14%)	1mo	$89,000	$59	56
607 Mckinley	0.71mi	3/1.0	1,296 (-2%)	6mo	$125,000	$96	54
1118 Mckinley	0.58mi	2/2.0 (-1)	1,401 (+5%)	7mo	$218,000	$156	54
1119 Mckinley Ave	0.54mi	3/2.0	1,492 (+12%)	3mo	$299,500	$201	52
1411 Mckinley	0.68mi	3/1.0	1,420 (+7%)	2mo	$229,900	$162	51
543 Kayton	0.46mi	2/1.0 (-1)	1,144 (-14%)	2mo	$175,500	$153	45
743 Avant	0.75mi	3/2.0	1,152 (-13%)	5mo	$235,000	$204	39
427 Vanderbilt	0.71mi	3/1.0	1,518 (+14%)	2mo	$189,999	$125	37
715 Avant	0.69mi	2/2.0 (-1)	1,136 (-14%)	2mo	$210,000	$185	37

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.81×
• Total profit: $-7,644
• Equity at exit: $20,874

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,159
• Equity at exit: $12,105

Cash invested: $39,200 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$734
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $287

Break-even live

Break-even rent $1,381

Max offer price $140,000

Occupancy floor 79%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	43d	1	0.21mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	43d	1	0.24mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.26mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	23d	1	0.31mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	23d	1	0.35mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	17d	1	0.36mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	23d	1	0.38mi
1146 S Olive St San Antonio, TX	2.0	2.0	1276	$1,800	$1.41	4d	1	0.40mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.43mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	23d	1	0.44mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	23d	1	0.53mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	43d	1	0.53mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	1d	1	0.53mi
523 Bailey Ave San Antonio, TX	2.0	2.0	960	$1,500	$1.56	23d	1	0.55mi
827 Florida St Unit 101 San Antonio, TX	3.0	2.5	1426	$1,950	$1.37	43d	1	0.55mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	0.56mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	43d	1	0.57mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	23d	1	0.59mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	43d	1	0.59mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	43d	1	0.61mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	23d	1	0.62mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1280	$1,950	$1.52	17d	1	0.62mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1104	$1,950	$1.77	43d	1	0.62mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.62mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	43d	1	0.64mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	23d	1	0.64mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	43d	1	0.65mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	23d	1	0.66mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	4d	1	0.73mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	14d	1	0.74mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	43d	1	0.76mi
721 S Pine St San Antonio, TX	2.0	1.0	1016	$1,245	$1.23	23d	1	0.77mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	43d	1	0.77mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	43d	1	0.77mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	43d	1	0.78mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	23d	1	0.78mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	17d	1	0.78mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	43d	1	0.78mi
415 Florida St San Antonio, TX	3.0	2.0	1333	$2,799	$2.10	20d	1	0.78mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	4d	1	0.79mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 26 DOM
2. 2026-06-17
   days on market $140,000 Active 25 DOM
3. 2026-06-16
   days on market $140,000 Active 24 DOM
4. 2026-06-15
   days on market $140,000 Active 23 DOM
5. 2026-06-13
   days on market $140,000 Active 21 DOM
6. 2026-06-09
   days on market $140,000 Active 17 DOM
7. 2026-06-08
   days on market $140,000 Active 16 DOM
8. 2026-06-07
   days on market $140,000 Active 15 DOM
9. 2026-06-04
   days on market $140,000 Active 12 DOM
10. 2026-06-03
    statusdays on market $140,000 Active 11 DOM
11. 2026-06-02
    days on market $140,000 New 10 DOM
12. 2026-06-01
    days on market $140,000 New 9 DOM
13. 2026-05-31
    days on market $140,000 New 8 DOM
14. 2026-04-01
    price $145,000 416-char remark

    Show marketing remark (416 chars)

    Welcome to 105 Heflin Ct, San Antonio, TX 78210 - a beautifully updated 3-bedroom, 1-bath home ready for immediate move-in. The property also includes a second unit in the back with the potential to be finished as a 2-bedroom, 1-bath space - perfect for rental income or multi-generational living. Great location near downtown, shopping, and major highways. A fantastic opportunity to own and invest in one property!

15. 2026-02-08
    price $150,000 416-char remark

    Show marketing remark (416 chars)

    Welcome to 105 Heflin Ct, San Antonio, TX 78210 - a beautifully updated 3-bedroom, 1-bath home ready for immediate move-in. The property also includes a second unit in the back with the potential to be finished as a 2-bedroom, 1-bath space - perfect for rental income or multi-generational living. Great location near downtown, shopping, and major highways. A fantastic opportunity to own and invest in one property!

16. 2025-11-25
    listed $155,000 New 416-char remark

    Show marketing remark (416 chars)

    Welcome to 105 Heflin Ct, San Antonio, TX 78210 - a beautifully updated 3-bedroom, 1-bath home ready for immediate move-in. The property also includes a second unit in the back with the potential to be finished as a 2-bedroom, 1-bath space - perfect for rental income or multi-generational living. Great location near downtown, shopping, and major highways. A fantastic opportunity to own and invest in one property!

17. 2025-10-31
    historical
18. 2025-10-14
    listed $170,000 New
19. 2024-04-22
    soldstatus
20. 2024-03-21
    soldstatus
21. 2024-03-21
    soldstatus

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $3,581 · $298/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 · 21 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: $20,927
• − Mortgage interest: −$7,842
• − Property taxes: −$3,581
• − Insurance: −$700
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,073
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,109/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-14.7% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $145,000 LERA
• 2026-02-08 Price Changed $150,000 LERA
• 2025-11-25 Listed $155,000 LERA
• 2025-10-31 Listing Removed — LERA
• 2025-10-14 Listed $170,000 LERA
• 2024-04-22 Sold (Public Records) — Public Records
• 2024-03-21 Sold (Public Records) — Public Records
• 2024-03-21 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,581 · +40.3% YoY. Source: county tax records.