920 Saldana St · San Antonio, TX 78225-1553

$89,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 136 Days on market

Built 1925 6,250 sqft lot $119/sqft · 34% below area Est $135k · 34% under ↓ 4% 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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Located in a popular Southside area of San Antonio, this fixer-upper presents a strong opportunity for investors looking to add value. The property currently offers a 2-bedroom, 1-bathroom layout and needs work, making it ideal for renovation or redevelopment. Situated on a large double lot, the site provides flexibility and added upside for future improvements. The home has good bones, offering a solid starting point for your vision. Architectural plans have already been completed and approved by the city to expand the property to a 3-bedroom, 2-bathroom home totaling 1,335 square feet. These plans may convey with the sale. Owner-Financing also available for this compelling investment opportunity in a high-demand area with clear potential for growth and return.

Key facts

• Large double lot
• 6,250 sq ft lot
• Built 1925

Tags

• LARGE DOUBLE LOT
• ARCHITECTURAL PLANS APPROVED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% 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: Hillcrest El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 354 students, 93% FRL); Harris Middle (math 11% / reading 23%, grade F, #1,520 of 1,662 statewide, top 92%, 762 students, 94% FRL, charter); Burbank H S (math 9% / reading 20%, grade F, #1,522 of 1,632 statewide, top 94%, 1,319 students, 90% FRL, charter).
• Market conditions: 1 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3k of equity ($615 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: property tax is 2.7% of price; built in 1925 — 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1925 — 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: 1.19% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,118
• List price: $89,000
• Delta: -34.13%
• 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
941 Ripford	0.11mi	2/1.0	832 (+11%)	2mo	$160,000	$192	75
147 Walton	0.26mi	2/1.0	800 (+7%)	4mo	$219,999	$275	73
702 W Malone	0.36mi	2/1.0	696 (-7%)	1mo	$110,000	$158	71
617 Dewitt	0.60mi	2/1.0	748 (0%)	3mo	$160,000	$214	70
719 W Malone	0.33mi	2/1.0	830 (+11%)	5mo	$112,000	$135	62
1101 Prado St	0.30mi	2/1.0	690 (-8%)	14mo	$72,000	$104	62
347 Carroll St	0.59mi	2/1.0	792 (+6%)	8mo	$106,000	$134	56
112 Conception St	0.32mi	3/1.0 (+1)	808 (+8%)	13mo	$109,900	$136	56
231 Carroll	0.40mi	2/1.0	852 (+14%)	10mo	$125,000	$147	50
203 Big Foot	0.69mi	2/2.0	714 (-4%)	10mo	$139,900	$196	48
439 W Lubbock St	0.58mi	3/1.0 (+1)	838 (+12%)	11mo	$125,000	$149	39
515 Pruitt Ave	0.63mi	3/1.0 (+1)	840 (+12%)	13mo	$84,900	$101	35

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: 13.4%
• Equity multiple: 1.77×
• Total profit: $19,137
• Equity at exit: $40,018

10-year hold

• IRR: 15.4%
• Equity multiple: 3.27×
• Total profit: $56,539
• Equity at exit: $61,673

Cash invested: $24,920 (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 78225-1553

• Active inventory: 1
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$467
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $131

Break-even live

Break-even rent $890

Max offer price $89,000

Occupancy floor 83%

Sensitivity live

Price	-10% $181	-5% $156	+0% $131	+5% $106	+10% $81
Rent	-10% $48	-5% $89	+0% $131	+5% $173	+10% $214
Rate	-1.0pp $176	-0.5pp $154	base $131	+0.5pp $108	+1.0pp $85

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	6d	1	0.14mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	45d	1	0.36mi
330 Barrett Pl San Antonio, TX	1.0	1.0	400	$900	$2.25	14d	1	0.44mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	6d	1	0.48mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	45d	1	0.51mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	25d	1	0.88mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	46d	1	0.91mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	25d	3	0.92mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	19d	1	0.93mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$954	$1.27	0d	1	0.97mi
226 E Malone Ave San Antonio, TX	2.0	1.0	693	$1,100	$1.59	23d	1	0.97mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	1.01mi
107 Stanley Ct Apt 4 San Antonio, TX	1.0	1.0	375	$825	$2.20	6d	1	1.02mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	21d	1	1.02mi
150 Bank St Unit C San Antonio, TX	1.0	1.0	600	$749	$1.25	21d	1	1.02mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	45d	1	1.02mi
103 Stanley Ct Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	21d	1	1.02mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	25d	1	1.03mi
112 Oelkers San Antonio, TX	1.0	1.0	420	$1,100	$2.62	5d	1	1.03mi
112 Oelkers St Unit 2 San Antonio, TX	1.0	1.0	375	$950	$2.53	45d	1	1.03mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$700	$1.13	23d	1	1.14mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$725	$1.18	45d	1	1.14mi
165 Division Ave San Antonio, TX	1.0	1.0	617	$700	$1.13	0d	1	1.14mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	25d	1	1.14mi
323 W Mitchell St San Antonio, TX	1.0–3.0	1.0–2.0	873	$1,248	$1.43	0d	1	1.17mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$907	$1.22	0d	1	1.25mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	1.26mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	0d	1	1.27mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	19d	1	1.27mi
121 E Mitchell St San Antonio, TX	2.0	1.0	528	$850	$1.61	45d	1	1.35mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	45d	1	1.39mi
302 W Cevallos Unit 2 San Antonio, TX	1.0	1.0	400	$1,250	$3.12	45d	1	1.43mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,645	$2.03	0d	29	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 136 DOM
2. 2026-06-17
   days on market $89,000 Active 135 DOM
3. 2026-06-16
   days on market $89,000 Active 134 DOM
4. 2026-06-15
   days on market $89,000 Active 133 DOM
5. 2026-06-13
   days on market $89,000 Active 131 DOM
6. 2026-06-09
   days on market $89,000 Active 127 DOM
7. 2026-06-08
   days on market $89,000 Active 126 DOM
8. 2026-06-07
   days on market $89,000 Active 125 DOM
9. 2026-06-04
   days on market $89,000 Active 122 DOM
10. 2026-06-03
    days on market $89,000 Active 121 DOM
11. 2026-06-02
    days on market $89,000 Active 120 DOM
12. 2026-06-01
    days on market $89,000 Active 119 DOM
13. 2026-05-31
    days on market $89,000 Active 118 DOM
14. 2026-02-02
    listed $89,000 New 776-char remark

    Show marketing remark (776 chars)

    Located in a popular Southside area of San Antonio, this fixer-upper presents a strong opportunity for investors looking to add value. The property currently offers a 2-bedroom, 1-bathroom layout and needs work, making it ideal for renovation or redevelopment. Situated on a large double lot, the site provides flexibility and added upside for future improvements. The home has good bones, offering a solid starting point for your vision. Architectural plans have already been completed and approved by the city to expand the property to a 3-bedroom, 2-bathroom home totaling 1,335 square feet. These plans may convey with the sale. Owner-Financing also available for this compelling investment opportunity in a high-demand area with clear potential for growth and return.

15. 2024-09-18
    historical
16. 2024-08-21
    price $85,000
17. 2024-08-12
    listed $93,000 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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: $12,668
• − Mortgage interest: −$4,985
• − Property taxes: −$2,390
• − Insurance: −$445
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,589
• Taxable income: $232
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,517/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

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

-4.3% since first listed

4 events — show timeline

• 2026-02-02 Listed $89,000 LERA
• 2024-09-18 Listing Removed — LERA
• 2024-08-21 Price Changed $85,000 LERA
• 2024-08-12 Listed $93,000 LERA

Property tax history

+7.4%/yr

Latest (2025): $2,390 · -3.7% YoY. Source: county tax records.