512 Vickers Ave · San Antonio, TX 78211

$162,900

4 bd · 3.0 ba · 1,302 sqft · SingleFamily public records · 115 Days on market

Built 1984 6,250 sqft lot $125/sqft · 22% below area Est $209k · 22% under

---

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 +14.8/30.0
• 1% rule +5.1/10.0
• Appreciation +4.8/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Thoughtfully renovated with a refined, modern aesthetic, this home blends comfort and style in every detail. Wide-plank vinyl flooring flows throughout an open-concept layout ideal for both everyday living and entertaining. The designer kitchen features quartz countertops, sleek finishes, stainless steel appliances and a separate kitchenette for added versatility. Spa-inspired bathrooms offer tiled walk-in showers, while new windows fill the home with natural light. Recent upgrades include fresh interior and exterior paint, a new roof, and central air for year-round comfort. Step outside to a spacious backyard patio perfect for relaxing or hosting guests. Conveniently located just 15 minutes from downtown San Antonio, 18 minutes from Lackland Air Force Base, and less than 5 minutes from premier shopping and dining.

Key facts

• Designer kitchen
• Quartz countertops
• Separate kitchenette

Tags

• WIDE PLANK VINYL FLOORING
• OPEN CONCEPT LAYOUT
• DESIGNER KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SEPARATE KITCHENETTE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $46 ($550/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% 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: schools C-, crime F.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 152 active listings in the ZIP; 18 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 36% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $394 of equity ($1k loan paydown + $-732 appreciation (-0.5% local appreciation)).
• 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 115 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 4y 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

• 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 $148,239 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 8.2

CMA / ARV

• ARV (median comp): $209,293
• List price: $162,900
• Delta: -22.17%
• 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
503 Vickers	0.03mi	3/2.0 (-1)	1,328 (+2%)	4mo	$183,900	$138	83
702 Berlin	0.20mi	3/1.0 (-1)	1,296 (-0%)	7mo	$100,000	$77	71
1166 Fitch	0.42mi	3/2.0 (-1)	1,292 (-1%)	3mo	$225,000	$174	68
1161 Fitch	0.44mi	3/2.0 (-1)	1,300 (-0%)	6mo	$235,000	$181	66
862 W Southcross	0.31mi	3/2.0 (-1)	1,407 (+8%)	1mo	$235,000	$167	62
918 Berlin Ave	0.32mi	3/2.0 (-1)	1,383 (+6%)	6mo	$282,500	$204	61
1229 Flanders Ave	0.66mi	3/2.0 (-1)	1,295 (-0%)	1mo	$230,000	$178	58
1519 W Harlan Ave	0.49mi	3/2.0 (-1)	1,278 (-2%)	10mo	$239,000	$187	57
1918 Brunswick	0.44mi	3/2.0 (-1)	1,438 (+10%)	3mo	$239,000	$166	50
1201 Brighton	0.75mi	3/2.0 (-1)	1,259 (-3%)	2mo	$260,000	$207	49
1406 Keats St	0.67mi	3/2.0 (-1)	1,349 (+4%)	14mo	$135,000	$100	42
224 Elks Dr	0.70mi	3/2.0 (-1)	1,120 (-14%)	12mo	$160,000	$143	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.89×
• Total profit: $-5,152
• Equity at exit: $43,676

10-year hold

• IRR: 3.7%
• Equity multiple: 1.38×
• Total profit: $17,291
• Equity at exit: $49,688

Cash invested: $45,612 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,646 high
• Mortgage (P&I): −$854
• Tax from tax record: −$333 /mo · $3,992/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $46

Break-even live

Break-even rent $1,588

Max offer price $162,900

Occupancy floor 92%

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	10d	1	0.01mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	43d	1	0.10mi
507 Linden Ave San Antonio, TX	3.0	2.5	1668	$1,695	$1.02	4d	1	0.12mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	14d	1	0.32mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	43d	1	0.47mi
328 Elks Dr San Antonio, TX	4.0	1.0	1600	$1,500	$0.94	23d	1	0.63mi
1067 Rayburn Dr San Antonio, TX	4.0	2.0	1744	$1,495	$0.86	4d	1	0.72mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	14d	1	0.88mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	23d	1	1.02mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	23d	1	1.24mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	23d	1	1.24mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	43d	1	1.30mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	17d	1	1.32mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	23d	1	1.32mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	14d	1	1.32mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	43d	1	1.33mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	10d	1	1.46mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	17d	1	1.48mi

Listing history 50 events

1. 2026-05-31
   days on market $162,900 Active 115 DOM
2. 2026-02-20
   price $162,900 826-char remark

   Show marketing remark (826 chars)

   Thoughtfully renovated with a refined, modern aesthetic, this home blends comfort and style in every detail. Wide-plank vinyl flooring flows throughout an open-concept layout ideal for both everyday living and entertaining. The designer kitchen features quartz countertops, sleek finishes, stainless steel appliances and a separate kitchenette for added versatility. Spa-inspired bathrooms offer tiled walk-in showers, while new windows fill the home with natural light. Recent upgrades include fresh interior and exterior paint, a new roof, and central air for year-round comfort. Step outside to a spacious backyard patio perfect for relaxing or hosting guests. Conveniently located just 15 minutes from downtown San Antonio, 18 minutes from Lackland Air Force Base, and less than 5 minutes from premier shopping and dining.

3. 2026-02-06
   price $163,900 826-char remark

   Show marketing remark (826 chars)

   Thoughtfully renovated with a refined, modern aesthetic, this home blends comfort and style in every detail. Wide-plank vinyl flooring flows throughout an open-concept layout ideal for both everyday living and entertaining. The designer kitchen features quartz countertops, sleek finishes, stainless steel appliances and a separate kitchenette for added versatility. Spa-inspired bathrooms offer tiled walk-in showers, while new windows fill the home with natural light. Recent upgrades include fresh interior and exterior paint, a new roof, and central air for year-round comfort. Step outside to a spacious backyard patio perfect for relaxing or hosting guests. Conveniently located just 15 minutes from downtown San Antonio, 18 minutes from Lackland Air Force Base, and less than 5 minutes from premier shopping and dining.

4. 2026-02-05
   listed $164,900 Active 826-char remark

   Show marketing remark (826 chars)

   Thoughtfully renovated with a refined, modern aesthetic, this home blends comfort and style in every detail. Wide-plank vinyl flooring flows throughout an open-concept layout ideal for both everyday living and entertaining. The designer kitchen features quartz countertops, sleek finishes, stainless steel appliances and a separate kitchenette for added versatility. Spa-inspired bathrooms offer tiled walk-in showers, while new windows fill the home with natural light. Recent upgrades include fresh interior and exterior paint, a new roof, and central air for year-round comfort. Step outside to a spacious backyard patio perfect for relaxing or hosting guests. Conveniently located just 15 minutes from downtown San Antonio, 18 minutes from Lackland Air Force Base, and less than 5 minutes from premier shopping and dining.

5. 2026-02-05
   historical

   Show marketing remark (826 chars)

   Thoughtfully renovated with a refined, modern aesthetic, this home blends comfort and style in every detail. Wide-plank vinyl flooring flows throughout an open-concept layout ideal for both everyday living and entertaining. The designer kitchen features quartz countertops, sleek finishes, stainless steel appliances and a separate kitchenette for added versatility. Spa-inspired bathrooms offer tiled walk-in showers, while new windows fill the home with natural light. Recent upgrades include fresh interior and exterior paint, a new roof, and central air for year-round comfort. Step outside to a spacious backyard patio perfect for relaxing or hosting guests. Conveniently located just 15 minutes from downtown San Antonio, 18 minutes from Lackland Air Force Base, and less than 5 minutes from premier shopping and dining.

6. 2026-01-29
   status Active
7. 2026-01-25
   status Pending
8. 2026-01-15
   price $164,900
9. 2025-12-23
   listed $169,000 Active
10. 2025-12-12
    historical $1,440
11. 2025-11-19
    price $1,440
12. 2025-10-12
    listed $1,600
13. 2025-10-10
    historical
14. 2025-09-23
    price $184,900
15. 2025-08-28
    price $189,900
16. 2025-08-19
    price $194,900
17. 2025-07-21
    price $199,000
18. 2025-07-14
    price $206,000
19. 2025-06-30
    price $209,000
20. 2025-06-20
    listed $219,000 New
21. 2024-12-18
    price $249,000
22. 2024-12-17
    status Back on Market
23. 2024-12-17
    historical
24. 2024-10-24
    historical $1,700
25. 2024-09-28
    listed $1,700
26. 2024-06-13
    soldstatus
27. 2024-05-25
    historical $1,700
28. 2024-05-18
    historical
29. 2024-05-18
    listed $1,700
30. 2024-04-01
    status Back on Market
31. 2024-03-31
    historical
32. 2024-03-03
    status Back on Market
33. 2024-03-02
    historical
34. 2024-03-01
    status Back on Market
35. 2024-02-29
    historical
36. 2024-02-22
    price $209,000
37. 2024-01-31
    price $219,000
38. 2024-01-17
    price $220,000
39. 2024-01-16
    status Back on Market
40. 2024-01-08
    historical
41. 2024-01-07
    listed $229,900 New
42. 2023-12-31
    historical
43. 2023-12-07
    price $229,900
44. 2023-12-05
    listed $232,900 New
45. 2023-11-30
    historical
46. 2023-11-01
    listed $232,999 New
47. 2023-10-31
    historical
48. 2023-10-21
    price $232,999
49. 2023-10-10
    price $237,999
50. 2023-09-29
    status Back on Market

ⓘ 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: $3,992 · $333/mo
• Projected year-2 tax: $3,992 · $333/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 · 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: $19,756
• − Mortgage interest: −$9,125
• − Property taxes: −$3,992
• − Insurance: −$814
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,739
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,048/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+1.8% since first listed

61 events — show timeline

• 2026-02-20 Price Changed $162,900 HARMLS
• 2026-02-06 Price Changed $163,900 HARMLS
• 2026-02-05 Listing Removed — HARMLS
• 2026-02-05 Listed $164,900 HARMLS
• 2026-01-29 Relisted — HARMLS
• 2026-01-25 Pending — HARMLS
• 2026-01-15 Price Changed $164,900 HARMLS
• 2025-12-23 Listed $169,000 HARMLS
• 2025-12-12 Rental Removed $1,440 SABOR
• 2025-11-19 Price Changed $1,440 SABOR
• 2025-10-12 Listed for Rent $1,600 SABOR
• 2025-10-10 Listing Removed — LERA
• 2025-09-23 Price Changed $184,900 LERA
• 2025-08-28 Price Changed $189,900 LERA
• 2025-08-19 Price Changed $194,900 LERA
• 2025-07-21 Price Changed $199,000 LERA
• 2025-07-14 Price Changed $206,000 LERA
• 2025-06-30 Price Changed $209,000 LERA
• 2025-06-20 Listed $219,000 LERA
• 2024-12-18 Price Changed $249,000 LERA
• 2024-12-17 Relisted — LERA
• 2024-12-17 Listing Removed — LERA
• 2024-10-24 Rental Removed $1,700 SABOR
• 2024-09-28 Listed for Rent $1,700 SABOR
• 2024-06-13 Sold (Public Records) — Public Records
• 2024-05-25 Rental Removed $1,700 SABOR
• 2024-05-18 Listing Removed — LERA
• 2024-05-18 Listed for Rent $1,700 SABOR
• 2024-04-01 Relisted — LERA
• 2024-03-31 Listing Removed — LERA
• 2024-03-03 Relisted — LERA
• 2024-03-02 Listing Removed — LERA
• 2024-03-01 Relisted — LERA
• 2024-02-29 Listing Removed — LERA
• 2024-02-22 Price Changed $209,000 LERA
• 2024-01-31 Price Changed $219,000 LERA
• 2024-01-17 Price Changed $220,000 LERA
• 2024-01-16 Relisted — LERA
• 2024-01-08 Listing Removed — LERA
• 2024-01-07 Listed $229,900 LERA
• 2023-12-31 Listing Removed — LERA
• 2023-12-07 Price Changed $229,900 LERA
• 2023-12-05 Listed $232,900 LERA
• 2023-11-30 Listing Removed — LERA
• 2023-11-01 Listed $232,999 LERA
• 2023-10-31 Listing Removed — LERA
• 2023-10-21 Price Changed $232,999 LERA
• 2023-10-10 Price Changed $237,999 LERA
• 2023-09-29 Relisted — LERA
• 2023-09-25 Listing Removed — LERA
• 2023-09-07 Price Changed $240,999 LERA
• 2023-07-25 Price Changed $244,000 LERA
• 2023-06-29 Listed $249,000 LERA
• 2023-04-11 Sold (Public Records) — Public Records
• 2023-04-10 Contingent — LERA
• 2023-04-10 Sold (MLS) — LERA
• 2022-11-12 Price Changed $145,000 LERA
• 2022-11-12 Price Changed $155,000 LERA
• 2022-11-12 Price Changed $150,000 LERA
• 2022-11-11 Listed $160,000 LERA
• 2006-04-25 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,992 · -11.3% YoY. Source: county tax records.