1711 Burleson · San Antonio, TX 78202

$89,900

3 bd · 2.0 ba · 1,593 sqft · SingleFamily public records · 22 Days on market

Built 1946 9,539 sqft lot ↓ 25% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investors! Welcome to a great redevelopment opportunity just minutes from Downtown San Antonio, Hemisfair Park, Frost Bank Center, Henry B Gonzalez Convention Center and More. Schedule a tour today to take your next step towards Texas Homeownership!

Key facts

• Frost bank center
• Hemisfair park
• 9,539 sq ft lot

Tags

• HEMISFAIR PARK
• FROST BANK CENTER

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Not a down payment resource participant
• HOA & community: Subdivision: I35 SO. TO E. HOUSTON SA

Exterior

• Utilities: City water; SAWS water service; SAWS sewer service; CPS electric; City garbage service
• Home design: Approximately 80 years old
• Construction: Composition roof
• Exterior features: Stone/rock exterior

Interior

• Kitchen: Kitchen approximately 28 x 12
• Bedrooms: Master bedroom approximately 28 x 14; Second bedroom approximately 10 x 10; Third bedroom approximately 24 x 10; Master bedroom includes additional features (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Other heating fuel (see remarks); Central air conditioning
• Interior features: Fireplace in the living room; Pre-owned condition; Other interior features (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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); 196 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1946 — 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.96% ✓
• Cap rate: 16.61%
• Cash-on-cash: 36.84%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $280,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 Nolan St	0.61mi	3/2.0	1,625 (+2%)	1mo	$345,000	$212	67
1323 Nolan	0.66mi	3/2.0	1,550 (-3%)	2mo	$349,000	$225	63
915 Saint James	0.54mi	3/2.0	1,491 (-6%)	2mo	$311,500	$209	63
222 Sandmeyer	0.57mi	4/1.5 (+1)	1,618 (+2%)	2mo	$54,900	$34	62
2235 E Houston	0.63mi	4/2.0 (+1)	1,556 (-2%)	3mo	$110,000	$71	59
1735 Center	0.75mi	3/2.0	1,538 (-4%)	4mo	$229,900	$149	56
2521 E Houston St 1	0.55mi	3/3.0	1,706 (+7%)	4mo	$175,000	$103	56
315 Sandmeyer	0.55mi	3/2.0	1,404 (-12%)	4mo	$340,000	$242	51
823 N Palmetto	0.73mi	3/2.0	1,462 (-8%)	1mo	$265,000	$181	51
919 Saint James	0.53mi	2/2.0 (-1)	1,390 (-13%)	2mo	$245,000	$176	47
910 Potomac	0.71mi	3/2.0	1,390 (-13%)	2mo	$130,000	$94	43
2031 E Crockett	0.69mi	2/1.0 (-1)	1,416 (-11%)	1mo	$79,900	$56	39

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: 56.0%
• Equity multiple: 5.27×
• Total profit: $107,526
• Equity at exit: $80,989

10-year hold

• IRR: 51.6%
• Equity multiple: 12.96×
• Total profit: $301,101
• Equity at exit: $174,656

Cash invested: $25,172 (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: 196
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $773

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 51%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	24d	1	0.21mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	22d	1	0.21mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	20d	1	0.25mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	22d	1	0.28mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	44d	1	0.28mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	44d	1	0.29mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	44d	1	0.29mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.43mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	24d	1	0.44mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	24d	1	0.48mi
1707 Dawson St Unit 1101 San Antonio, TX	2.0	1.5	1884	$1,000	$0.53	44d	1	0.50mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	18d	1	0.52mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	15d	1	0.53mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	22d	1	0.54mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.55mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	24d	1	0.58mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	24d	1	0.60mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	24d	1	0.61mi
1326 Ervin St San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	3d	1	0.64mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	0.65mi
1300 Norfleet St San Antonio, TX	2.0	1.0	1632	$1,100	$0.67	24d	1	0.66mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	24d	1	0.69mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	44d	1	0.69mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	20d	1	0.69mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	24d	1	0.69mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	44d	1	0.69mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	15d	1	0.71mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	11d	1	0.76mi
923 E Carson St San Antonio, TX	2.0	1.0–2.0	859	$2,459	$2.86	2d	38	0.79mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	24d	1	0.81mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.82mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.82mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	44d	1	0.82mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.82mi
808 E Carson #102 San Antonio, TX	3.0	2.5	1883	$2,900	$1.54	44d	1	0.83mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	44d	1	0.83mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	24d	1	0.86mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,995	$1.06	4d	1	0.90mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.92mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	44d	1	0.97mi

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 22 DOM
2. 2026-06-17
   days on market $89,900 Active 21 DOM
3. 2026-06-16
   days on market $89,900 Active 20 DOM
4. 2026-06-15
   days on market $89,900 Active 19 DOM
5. 2026-06-13
   days on market $89,900 Active 17 DOM
6. 2026-06-09
   days on market $89,900 Active 13 DOM
7. 2026-06-08
   days on market $89,900 Active 12 DOM
8. 2026-06-07
   statusdays on market $89,900 Active 11 DOM
9. 2026-06-04
   days on market $89,900 New 8 DOM
10. 2026-06-03
    days on market $89,900 New 7 DOM
11. 2026-06-02
    days on market $89,900 New 6 DOM
12. 2026-06-01
    days on market $89,900 New 5 DOM
13. 2026-05-31
    days on market $89,900 New 4 DOM
14. 2026-05-27
    listed $89,900 New
15. 2025-09-02
    status Pending
16. 2025-09-02
    historical
17. 2025-06-26
    price $105,000
18. 2025-06-16
    status Back on Market
19. 2025-06-11
    historical Active Option
20. 2025-04-30
    price $115,000
21. 2025-04-29
    status Back on Market
22. 2025-04-21
    status Pending
23. 2025-04-16
    historical Active Option
24. 2025-03-20
    listed $120,000 New
25. 2018-08-07
    soldstatus
26. 2018-08-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,174
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$2,615
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $7,271/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

-25.1% since first listed

13 events — show timeline

• 2026-05-27 Listed $89,900 LERA
• 2025-09-02 Pending — LERA
• 2025-09-02 Listing Removed — LERA
• 2025-06-26 Price Changed $105,000 LERA
• 2025-06-16 Relisted — LERA
• 2025-06-11 Contingent — LERA
• 2025-04-30 Price Changed $115,000 LERA
• 2025-04-29 Relisted — LERA
• 2025-04-21 Pending — LERA
• 2025-04-16 Contingent — LERA
• 2025-03-20 Listed $120,000 LERA
• 2018-08-07 Sold (Public Records) — Public Records
• 2018-08-01 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $4,759 · -2.5% YoY. Source: county tax records.