737 Porter St · San Antonio, TX 78210

$145,000

4 bd · 4.0 ba · 1,412 sqft · SingleFamily · 50 Days on market

Built 1916 7,405 sqft lot $103/sqft · 46% below area Est $270k · 46% 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).

• Cash flow +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• 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

Unlock the potential of this unique fixer-upper duplex, ideally located just minutes from downtown. This property is perfect for investors or buyers looking to create their own vision and add value. The front duplex offers a great foundation for renovation, while the property also includes a separate 2-bedroom home in the rear-providing multiple income opportunities. Whether you're considering long-term rentals, , short-term stays, or a multi-unit living setup, the possibilities are endless. With its prime location near downtown San Antonio, you'll enjoy close proximity to local dining, entertainment, and major attractions-making it highly desirable for future tenants or resale. Bring your

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1916

Property features AI

Finance

• Other: Subdivision: Denver Heights East of New Braunfels
• Financial info: Gross and net operating income not reported; Operating expenses not reported; Operating expense notes: Other (see remarks); Unit 1 currently vacant; Unit 2 currently vacant; Unit 2 listed with rent of $1 (placeholder)

Exterior

• Parking: Each unit has one detached parking space
• Utilities: Separate electric meters; Separate gas meters; Common water meters
• Home design: Two-unit property (duplex); Approximately 110 years old; Pre-owned condition; Zoned RM-4
• Construction: Cedar post foundation; Metal roof
• Exterior features: Patio slab; Wood exterior

Interior

• Bedrooms: Two 1-bedroom units (Unit 1 and Unit 2)
• Flooring: Wood flooring throughout
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Natural gas heating
• Interior features: Wood floors

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Smith El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 254 students, 97% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• 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 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).
• This rent runs 37% 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 $1k 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 50 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (median comp): $269,981
• List price: $145,000
• Delta: -46.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Vine St	0.25mi	3/2.5 (-1)	1,438 (+2%)	6mo	$230,000	$160	69
119 J	0.41mi	4/2.0	1,452 (+3%)	2mo	$80,500	$55	66
219 Nelson Ave	0.53mi	4/2.0	1,424 (+1%)	4mo	$249,000	$175	62
139 Reichert St	0.49mi	3/2.0 (-1)	1,447 (+2%)	2mo	$260,000	$180	59
1109 Essex	0.16mi	3/2.0 (-1)	1,226 (-13%)	3mo	$160,000	$131	55
223 Porter	0.70mi	4/2.0	1,383 (-2%)	2mo	$134,900	$98	54
1210 S Walters	0.21mi	3/1.0 (-1)	1,203 (-15%)	2mo	$75,000	$62	47
1144 Rigsby	0.61mi	3/2.0 (-1)	1,496 (+6%)	4mo	$295,000	$197	45
231 Nelson	0.51mi	3/2.0 (-1)	1,228 (-13%)	3mo	$243,900	$199	39
1307 Kayton Ave	0.73mi	3/2.0 (-1)	1,287 (-9%)	1mo	$225,000	$175	37
628 Essex	0.71mi	3/2.0 (-1)	1,568 (+11%)	4mo	$324,900	$207	32
1322 Rigsby Ave	0.74mi	3/2.0 (-1)	1,598 (+13%)	4mo	$231,000	$145	28

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-12,718
• Equity at exit: $21,620

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-5,580
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$760
• Tax from tax record: −$314 /mo · $3,764/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $219

Break-even live

Break-even rent $1,436

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $301	-5% $260	+0% $219	+5% $178	+10% $137
Rent	-10% $83	-5% $151	+0% $219	+5% $286	+10% $354
Rate	-1.0pp $292	-0.5pp $256	base $219	+0.5pp $181	+1.0pp $143

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.19mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	44d	1	0.19mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.20mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	5d	1	0.21mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	24d	1	0.22mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	44d	1	0.23mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.23mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.26mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.26mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.26mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	5d	1	0.26mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.30mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.36mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.36mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	5d	1	0.47mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	5d	1	0.51mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.53mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.54mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.60mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	44d	1	0.62mi
1138 Iowa St San Antonio, TX	3.0	2.0	1505	$1,650	$1.10	24d	1	0.67mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	0.67mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	5d	1	0.68mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	17d	1	0.72mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.72mi
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	24d	1	0.72mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	0.73mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.75mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.76mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	0.80mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.81mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.84mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	0.85mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	0.86mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	0.86mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	44d	1	0.88mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	0.91mi
207 Gravel St Unit 102 San Antonio, TX	3.0	2.5	1394	$1,800	$1.29	24d	1	0.94mi
2107 Schley Ave San Antonio, TX	3.0	2.5	1568	$2,200	$1.40	44d	1	0.95mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	24d	1	0.96mi

Listing history 14 events

1. 2026-06-18
   days on market $145,000 Active 50 DOM
2. 2026-06-17
   days on market $145,000 Active 49 DOM
3. 2026-06-16
   days on market $145,000 Active 48 DOM
4. 2026-06-15
   days on market $145,000 Active 47 DOM
5. 2026-06-13
   days on market $145,000 Active 45 DOM
6. 2026-06-09
   days on market $145,000 Active 41 DOM
7. 2026-06-08
   days on market $145,000 Active 40 DOM
8. 2026-06-07
   days on market $145,000 Active 39 DOM
9. 2026-06-04
   days on market $145,000 Active 36 DOM
10. 2026-06-03
    days on market $145,000 Active 35 DOM
11. 2026-06-02
    days on market $145,000 Active 34 DOM
12. 2026-06-01
    days on market $145,000 Active 33 DOM
13. 2026-05-31
    days on market $145,000 Active 32 DOM
14. 2026-04-29
    listed $145,000 New 770-char remark

ⓘ 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: $3,764 · $314/mo
• Projected year-2 tax: $3,764 · $314/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 6 d/yr ≥108°F today · 17 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: $20,556
• − Mortgage interest: −$8,122
• − Property taxes: −$3,764
• − Insurance: −$725
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,218
• Taxable income: $438
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,520/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

1 event — show timeline

• 2026-04-29 Listed $145,000 LERA

Property tax history

+7.3%/yr

Latest (2025): $3,764 · +7.3% YoY. Source: county tax records.