130 Alicia Ave · San Antonio, TX 78228

$120,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 25 Days on market

Built 1957 Est $200k · 40% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Tenants pay $700/month, always on time, and would prefer to stay. Can give documentation to show payment history. Home has a lot of potential but does need some work. Over-sized lot has great trees. 3rd bedroom can be accessed from outside and has attached 1/2 bath. Laundry room inside. Covered front and back porch!

Key facts

• Covered front porch
• Attached half bath
• Laundry room inside

Tags

• OVERSIZED LOT
• COVERED FRONT PORCH
• COVERED BACK PORCH
• LAUNDRY ROOM INSIDE
• SEPARATE EXTERIOR ACCESS
• ATTACHED HALF BATH

Property features AI

Exterior

• Home design: Built in 1957
• Construction: Living area approximately 1040
• Exterior features: Located in the Edgewood subdivision

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$199,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 (+4.9%/yr); 91 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($53k/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 $830 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $13k; list at $120k implies a 823% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.14% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $199,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Continental	0.71mi	3/1.0 (+1)	944 (-9%)	7mo	$195,000	$207	40
170 Brandywine Ave	0.72mi	3/2.0 (+1)	1,090 (+5%)	22mo	$209,000	$192	31
4623 Lark Ave	0.68mi	3/1.0 (+1)	932 (-10%)	18mo	$160,000	$172	31

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,612
• Equity at exit: $17,892

10-year hold

• IRR: 10.4%
• Equity multiple: 1.88×
• Total profit: $29,648
• Equity at exit: $10,375

Cash invested: $33,600 (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 78228

• Home prices YoY: -22.1%
• Rents YoY: 4.9%
• Active inventory: 91
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$629
• Tax from tax record: −$162 /mo · $1,944/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $237

Break-even live

Break-even rent $1,065

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4767 Lark San Antonio, TX	3.0	1.0	1248	$1,475	$1.18	11d	1	0.65mi
314 Globe Ave San Antonio, TX	3.0	2.0	936	$1,600	$1.71	3d	1	0.77mi
127 Riverdale Dr San Antonio, TX	3.0	1.0	1032	$1,100	$1.07	12d	1	1.08mi
330 W Cheryl Dr San Antonio, TX	1.0–3.0	1.0–2.0	975	$1,071	$1.10	44d	1	1.48mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	4d	1	1.49mi
2553 Cincinnati Ave San Antonio, TX	1.0	1.0	800	$780	$0.97	24d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 25 DOM
2. 2026-06-17
   days on market $120,000 Active 24 DOM
3. 2026-06-16
   days on market $120,000 Active 23 DOM
4. 2026-06-15
   days on market $120,000 Active 22 DOM
5. 2026-06-13
   days on market $120,000 Active 20 DOM
6. 2026-06-12
   days on market $120,000 Active 19 DOM
7. 2026-06-09
   days on market $120,000 Active 16 DOM
8. 2026-06-08
   days on market $120,000 Active 15 DOM
9. 2026-06-08
   days on market $120,000 Active 14 DOM
10. 2026-06-07
    days on market $120,000 Active 13 DOM
11. 2026-06-03
    days on market $120,000 Active 10 DOM
12. 2026-06-02
    days on market $120,000 Active 9 DOM
13. 2026-06-01
    days on market $120,000 Active 8 DOM
14. 2026-05-31
    remarks 683-char remark
15. 2026-05-31
    listed $120,000 Active 7 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: $1,944 · $162/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$252/yr (+$21/mo · 12.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 6/10 Major 74% 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: $16,385
• − Mortgage interest: −$6,722
• − Property taxes: −$1,944
• − Insurance: −$600
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,491
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,607/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): 56,165
• Household income: $52,976
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 2709.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 43% White 8% Black 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 46% English-only · Spanish 53% Other Indo-European 1%

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: ▼ -74.04%
• Current HPI: 261.1558
• Rent YoY: ▲ 4.92%
• 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

+823.1% since first listed

14 events — show timeline

• 2026-05-25 Listed $120,000 FSBO.com
• 2016-09-23 Sold (MLS) — LERA
• 2016-09-23 Sold (Public Records) — Public Records
• 2016-09-14 Pending — LERA
• 2016-09-12 Contingent — LERA
• 2016-07-30 Relisted — LERA
• 2016-07-25 Contingent — LERA
• 2016-07-13 Listed $62,500 LERA
• 2013-07-11 Sold (MLS) — LERA
• 2013-07-11 Sold (Public Records) — Public Records
• 2013-06-28 Listing Removed — LERA
• 2013-05-14 Listed $45,000 LERA
• 2009-08-12 Sold (Public Records) — Public Records
• 2004-03-23 Sold (Public Records) $13,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,944 · -9.0% YoY. Source: county tax records.