1845 Saltillo St · San Antonio, TX 78207-6817

$105,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 635 Days on market

Built 1916 0.49 ac lot Est $162k · 35% under ↓ 28% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +8.0/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Great location close to downtown! Close to hwy. 151, hwy. 90 and not far from 410. Large & shady . 493 acre lot on a quiet street. Great potential to increase value and make changes w/ all with your own style. Call today to find out more!

Key facts

• Quiet street
• Large shady lot
• 0.49 acre lot

Tags

• LARGE SHADY LOT
• QUIET STREET

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment resources available
• HOA & community: Subdivision: GARDENDALE AREA 8 ED

Exterior

• Parking: Detached parking
• Utilities: Water service by SAWS; Sewer service by SAWS; Gas supplied by CPS; Electricity supplied by CPS; City garbage service
• Home design: Wood exterior; Home faces south; Pre-owned (historic/older home)
• Construction: Approximately 109 years old; Cedar post foundation; Composition roof
• Exterior features: Chain link fence; Mature trees

Interior

• Kitchen: Stove/Range
• Bedrooms: Master bedroom about 16 x 11; Second bedroom about 16 x 12
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks); Two window A/C units
• Interior features: Eat-in kitchen; High ceilings; Utility room inside; All window coverings remain; City garbage service; Gas water heater
• Laundry & utility: Washer connection; Dryer connection; Utility room (approximately 12 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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: 1 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 635 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $41k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 635 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $162,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3537 S Laredo St	0.32mi	3/1.0	987 (-9%)	4mo	$104,999	$106	67
3018 Chihuahua	0.39mi	3/1.0	1,160 (+7%)	12mo	$180,000	$155	59
146 Leroux	0.56mi	2/2.0 (-1)	1,110 (+3%)	2mo	$174,998	$158	58
1811 Paso Del Sur St	0.29mi	3/1.0	989 (-8%)	17mo	$59,000	$60	58
2917 Chihuahua St	0.51mi	3/1.0	1,040 (-4%)	17mo	$64,900	$62	56
2920 Tampico	0.44mi	3/1.0	1,200 (+11%)	8mo	$120,000	$100	55
1350 Barclay	0.60mi	3/1.0	1,120 (+4%)	14mo	$110,000	$98	54
3033 Chihuahua St	0.40mi	2/1.0 (-1)	1,005 (-7%)	14mo	$172,500	$172	53
1257 Saltillo St	0.68mi	3/2.0	1,090 (+1%)	16mo	$232,990	$214	49
2014 Montezuma	0.68mi	3/2.0	1,198 (+11%)	4mo	$179,900	$150	43
3001 Chihuahua	0.45mi	3/2.0	920 (-15%)	23mo	$189,000	$205	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.96×
• Total profit: $28,111
• Equity at exit: $47,213

10-year hold

• IRR: 18.3%
• Equity multiple: 3.68×
• Total profit: $78,664
• Equity at exit: $72,760

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 78207-6817

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$551
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $241

Break-even live

Break-even rent $1,059

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $301	-5% $271	+0% $241	+5% $212	+10% $182
Rent	-10% $134	-5% $187	+0% $241	+5% $295	+10% $349
Rate	-1.0pp $294	-0.5pp $268	base $241	+0.5pp $214	+1.0pp $186

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 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	22d	1	0.43mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	5d	1	0.43mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	0.50mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	0.59mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	24d	1	0.78mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.81mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	24d	1	1.03mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	1.05mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	1.19mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.25mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	44d	1	1.36mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	1.44mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	1.45mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	22d	1	1.46mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	1.47mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	1.50mi

Listing history 4 events

1. 2026-06-02
   statusdays on market $105,000 Pending 635 DOM
2. 2026-06-01
   days on market $105,000 Active 634 DOM
3. 2026-05-31
   remarks 242-char remark
4. 2026-05-31
   listed $105,000 Active 633 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,374
• − Mortgage interest: −$5,882
• − Property taxes: −$2,907
• − Insurance: −$525
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,055
• Taxable income: $1,387
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,564/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-28.0% since first listed

15 events — show timeline

• 2026-02-23 Price Changed $105,000 LERA
• 2025-11-03 Relisted — LERA
• 2025-10-31 Listing Removed — LERA
• 2025-10-09 Price Changed $112,000 LERA
• 2025-08-27 Price Changed $118,900 LERA
• 2025-07-01 Price Changed $125,000 LERA
• 2025-05-14 Relisted — LERA
• 2025-04-30 Listing Removed — LERA
• 2025-04-06 Price Changed $131,000 LERA
• 2025-03-23 Price Changed $146,000 LERA
• 2025-03-23 Price Changed $134,000 LERA
• 2024-11-13 Price Changed $146,000 LERA
• 2024-10-09 Price Changed $152,900 LERA
• 2024-08-22 Price Changed $154,900 LERA
• 2024-08-21 Listed $145,900 LERA

Property tax history

+7.8%/yr

Latest (2025): $2,907 · -5.0% YoY. Source: county tax records.