1322 Hays · San Antonio, TX 78202

$169,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 67 Days on market

Built 1940 4,443 sqft lot $121/sqft · 38% below area Est $271k · 38% 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 +14.6/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• Rent growth +4.5/5.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

An exceptional investment opportunity awaits in the rapidly growing East Side of Downtown San Antonio. This property features highly desirable C-3 zoning, offering flexibility for a wide range of commercial uses including retail, office, and other business ventures. Located in a high-traffic, high-visibility area, it offers convenient access to downtown, major highways, and public transportation. The surrounding area continues to see strong redevelopment and growth, making this a prime location for investors and business owners alike. A rare opportunity to secure a versatile property in a rapidly expanding corridor, don't miss out!!

Key facts

• High visibility area
• C-3 zoning
• High traffic area

Tags

• C-3 ZONING
• HIGH TRAFFIC AREA
• HIGH VISIBILITY AREA
• CONVENIENT ACCESS TO DOWNTOWN
• ACCESS TO MAJOR HIGHWAYS
• STRONG REDEVELOPMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $39 ($469/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (0.3% below list).
• Recommended offer: $159k (6.0% 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: Bowden Academy (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 477 students, 94% FRL, charter); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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: built in 1940 — 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $271,171
• List price: $169,000
• Delta: -37.68%
• 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
919 Saint James	0.10mi	2/2.0 (-1)	1,390 (-1%)	2mo	$245,000	$176	84
915 Saint James	0.10mi	3/2.0	1,491 (+7%)	2mo	$311,500	$209	79
823 N Palmetto	0.27mi	3/2.0	1,462 (+5%)	1mo	$265,000	$181	75
1323 Nolan	0.19mi	3/2.0	1,550 (+11%)	2mo	$349,000	$225	67
403 N Palmetto	0.49mi	3/2.0	1,443 (+3%)	2mo	$375,000	$260	66
910 Potomac	0.66mi	3/2.0	1,390 (-1%)	2mo	$130,000	$94	62
1719 Dawson St	0.35mi	3/2.0	1,210 (-13%)	4mo	$210,000	$174	54
2235 E Houston	0.34mi	4/2.0 (+1)	1,556 (+11%)	3mo	$110,000	$71	54
1048 Gibbs	0.60mi	3/2.0	1,280 (-8%)	1mo	$249,000	$195	53
502 Sherman	0.66mi	3/3.0	1,531 (+10%)	2mo	$350,000	$229	43
2259 N Interstate 35	0.66mi	3/1.0	1,198 (-14%)	4mo	$124,200	$104	42
1001 Mason	0.73mi	2/1.0 (-1)	1,244 (-11%)	2mo	$200,000	$161	41

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: 27.0%
• Equity multiple: 3.19×
• Total profit: $103,538
• Equity at exit: $152,249

10-year hold

• IRR: 25.2%
• Equity multiple: 7.87×
• Total profit: $325,211
• Equity at exit: $328,330

Cash invested: $47,320 (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: 201
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$886
• Tax from tax record: −$336 /mo · $4,027/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $39

Break-even live

Break-even rent $1,636

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $135	-5% $87	+0% $39	+5% $-9	+10% $-57
Rent	-10% $-94	-5% $-27	+0% $39	+5% $106	+10% $172
Rate	-1.0pp $124	-0.5pp $82	base $39	+0.5pp $-5	+1.0pp $-49

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	26d	1	0.03mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	45d	1	0.13mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	26d	1	0.13mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	13d	1	0.18mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	45d	1	0.19mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	23d	1	0.19mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	45d	1	0.22mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	45d	1	0.23mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.23mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	45d	1	0.25mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	26d	1	0.26mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	26d	1	0.26mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	23d	1	0.26mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	26d	1	0.26mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	45d	1	0.26mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	45d	1	0.29mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	13d	1	0.30mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	45d	1	0.32mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	23d	1	0.39mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	26d	1	0.41mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	26d	1	0.41mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.46mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	26d	1	0.47mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	22d	1	0.48mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	26d	1	0.48mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	26d	1	0.49mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,039	$1.07	0d	1	0.49mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	23d	1	0.51mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	6d	1	0.53mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	22d	1	0.54mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	26d	1	0.56mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	26d	1	0.57mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	16d	1	0.57mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	26d	1	0.57mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	5d	1	0.58mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	45d	1	0.60mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	45d	1	0.62mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.63mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	45d	1	0.64mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	19d	1	0.65mi

Listing history 27 events

1. 2026-06-21
   days on market $169,000 Active 67 DOM
2. 2026-06-18
   days on market $169,000 Active 64 DOM
3. 2026-06-17
   days on market $169,000 Active 63 DOM
4. 2026-06-16
   days on market $169,000 Active 62 DOM
5. 2026-06-15
   days on market $169,000 Active 61 DOM
6. 2026-06-13
   days on market $169,000 Active 59 DOM
7. 2026-06-09
   days on market $169,000 Active 55 DOM
8. 2026-06-08
   days on market $169,000 Active 54 DOM
9. 2026-06-07
   days on market $169,000 Active 53 DOM
10. 2026-06-04
    days on market $169,000 Active 50 DOM
11. 2026-06-03
    days on market $169,000 Active 49 DOM
12. 2026-06-02
    days on market $169,000 Active 48 DOM
13. 2026-06-01
    days on market $169,000 Active 47 DOM
14. 2026-05-31
    days on market $169,000 Active 46 DOM
15. 2026-04-15
    listed $169,000 New 641-char remark

    Show marketing remark (641 chars)

    An exceptional investment opportunity awaits in the rapidly growing East Side of Downtown San Antonio. This property features highly desirable C-3 zoning, offering flexibility for a wide range of commercial uses including retail, office, and other business ventures. Located in a high-traffic, high-visibility area, it offers convenient access to downtown, major highways, and public transportation. The surrounding area continues to see strong redevelopment and growth, making this a prime location for investors and business owners alike. A rare opportunity to secure a versatile property in a rapidly expanding corridor, don't miss out!!

16. 2026-01-06
    historical
17. 2025-05-17
    price $169,000
18. 2024-12-28
    price $172,900
19. 2024-10-23
    status Back on Market
20. 2024-10-13
    historical Active Option
21. 2024-10-07
    price $175,000
22. 2024-09-25
    price $177,000
23. 2024-09-06
    listed $179,000 New
24. 2023-01-25
    soldstatus
25. 2023-01-19
    soldstatus
26. 2018-10-12
    historical
27. 2018-07-07
    listed $125,000 New

ⓘ 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: $4,027 · $336/mo
• Projected year-2 tax: $4,027 · $336/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: $20,222
• − Mortgage interest: −$9,467
• − Property taxes: −$4,027
• − Insurance: −$845
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$4,916
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,013/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

+35.2% since first listed

13 events — show timeline

• 2026-04-15 Listed $169,000 LERA
• 2026-01-06 Listing Removed — LERA
• 2025-05-17 Price Changed $169,000 LERA
• 2024-12-28 Price Changed $172,900 LERA
• 2024-10-23 Relisted — LERA
• 2024-10-13 Contingent — LERA
• 2024-10-07 Price Changed $175,000 LERA
• 2024-09-25 Price Changed $177,000 LERA
• 2024-09-06 Listed $179,000 LERA
• 2023-01-25 Sold (Public Records) — Public Records
• 2023-01-19 Sold (Public Records) — Public Records
• 2018-10-12 Listing Removed — LERA
• 2018-07-07 Listed $125,000 LERA

Property tax history

+8.1%/yr

Latest (2025): $4,027 · -28.4% YoY. Source: county tax records.