206 Piedmont Ave · San Antonio, TX 78203

$125,000

3 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 59 Days on market

Built 1905 6,621 sqft lot $117/sqft · 47% below area Est $235k · 47% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +6.5/10.0
• Appreciation +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

* * INVESTOR SPECIAL * * Great opportunity in Denver Heights for a rental or a flip project. Offers will not be accepted unless you have viewed the home and no option periods will be given. AS IS SALE.

Key facts

• 6,621 sq ft lot
• Built 1905
• Listed 58 days

Property features AI

Finance

• Other: Subdivision: COMMERCE TO MLK DENVER HTS SOU; Possession at closing/funding; For sale by La Paloma Realty
• Financial info: Down payment resources not indicated

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property
• Construction: Asbestos shingle and cement fiber exterior; Metal roof; Approximately 121 years old
• Exterior features: West-facing front exposure

Interior

• Kitchen: Kitchen — 10 x 10
• Bedrooms: Master bedroom (lower level) — 12 x 12; Bedroom 2 — 12 x 12
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Chandelier; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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.
• Market conditions: Rents rising fast (+10.9%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,714/mo this rent would consume 58% of the median local household income ($36k/yr) (locally 470% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.3% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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. 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: 1.37% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 6.1

CMA / ARV

• ARV (median comp): $234,959
• List price: $125,000
• Delta: -46.80%
• 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
903 Dakota	0.15mi	2/1.0 (-1)	1,064 (-0%)	3mo	$168,000	$158	85
1108 E Crockett	0.46mi	2/1.5 (-1)	1,082 (+1%)	8mo	$184,000	$170	63
204 Gorman	0.59mi	2/2.0 (-1)	1,054 (-1%)	3mo	$245,000	$232	59
914 Piedmont Ave	0.62mi	2/1.0 (-1)	1,034 (-3%)	8mo	$160,000	$155	54
426 N Monumental St	0.44mi	2/1.5 (-1)	960 (-10%)	2mo	$209,000	$218	54
411 S Gevers	0.61mi	3/2.0	1,147 (+7%)	2mo	$210,000	$183	54
822 Potomac	0.73mi	3/1.0	1,012 (-5%)	5mo	$79,900	$79	53
1046 Paso Hondo	0.49mi	2/1.0 (-1)	953 (-11%)	3mo	$140,000	$147	52
342 Canton	0.60mi	2/1.0 (-1)	990 (-7%)	5mo	$130,000	$131	50
1019 Nolan	0.67mi	3/1.0	1,184 (+11%)	2mo	$210,000	$177	49
231 Nelson	0.61mi	3/2.0	1,228 (+15%)	3mo	$243,900	$199	40
229 Nelson Ave	0.61mi	2/2.0 (-1)	1,200 (+12%)	3mo	$275,000	$229	40

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

Projected returns pro-forma

1.34% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.69×
• Total profit: $24,106
• Equity at exit: $44,870

10-year hold

• IRR: 19.8%
• Equity multiple: 3.93×
• Total profit: $102,597
• Equity at exit: $61,365

Cash invested: $35,000 (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 78203

• Home prices YoY: 0.5%
• Rents YoY: 10.9%
• Active inventory: 99
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$656
• Tax from tax record: −$482 /mo · $5,789/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $164

Break-even live

Break-even rent $1,506

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $576	-5% $199	+0% $164	+5% $128	+10% $93
Rent	-10% $28	-5% $96	+0% $164	+5% $231	+10% $299
Rate	-1.0pp $227	-0.5pp $195	base $164	+0.5pp $131	+1.0pp $98

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	45d	1	0.01mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	5d	1	0.04mi
313 Toledo San Antonio, TX	2.0	1.0	924	$1,400	$1.52	12d	1	0.10mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	45d	1	0.11mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	12d	1	0.11mi
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	45d	1	0.12mi
1205 Wyoming St San Antonio, TX	2.0	2.0	1114	$2,300	$2.06	45d	1	0.18mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	16d	1	0.21mi
850 Nevada St Unit NA San Antonio, TX	2.0	1.0	1345	$1,795	$1.33	13d	1	0.26mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.28mi
415 S Olive St San Antonio, TX	3.0	2.0	1348	$2,600	$1.93	45d	1	0.35mi
207 Gravel St Unit 102 San Antonio, TX	3.0	2.5	1394	$1,800	$1.29	25d	1	0.36mi
109 Gravel St San Antonio, TX	3.0	1.0	900	$1,250	$1.39	25d	1	0.38mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	23d	1	0.40mi
231 Cactus St San Antonio, TX	2.0	1.0	876	$1,195	$1.36	25d	1	0.46mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	5d	1	0.49mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	25d	1	0.49mi
325 Montana St San Antonio, TX	2.0	2.0	840	$2,475	$2.95	45d	1	0.49mi
431 S Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	17d	1	0.50mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	5d	1	0.51mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	45d	1	0.51mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	45d	1	0.51mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	860	$1,450	$1.69	25d	1	0.51mi
721 S Pine St San Antonio, TX	2.0	1.0	1016	$1,245	$1.23	25d	1	0.52mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,300	$1.76	25d	1	0.53mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	5d	1	0.53mi
603 S Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	23d	1	0.54mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	16d	1	0.56mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	25d	1	0.56mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	25d	1	0.56mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	45d	1	0.57mi
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	45d	1	0.57mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	25d	1	0.58mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	45d	1	0.58mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	45d	1	0.59mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	45d	1	0.60mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	25d	1	0.61mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	45d	1	0.63mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	861	$1,195	$1.39	45d	1	0.63mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	45d	1	0.65mi

Listing history 16 events

1. 2026-06-21
   days on market $125,000 Active 59 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-13
   days on market $125,000 Active 51 DOM
7. 2026-06-09
   days on market $125,000 Active 47 DOM
8. 2026-06-08
   days on market $125,000 Active 46 DOM
9. 2026-06-07
   days on market $125,000 Active 45 DOM
10. 2026-06-04
    days on market $125,000 Active 42 DOM
11. 2026-06-03
    days on market $125,000 Active 41 DOM
12. 2026-06-02
    days on market $125,000 Active 40 DOM
13. 2026-06-01
    days on market $125,000 Active 39 DOM
14. 2026-05-31
    days on market $125,000 Active 38 DOM
15. 2026-04-23
    listed $125,000 New 197-char remark
16. 2021-10-29
    soldstatus

ⓘ 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: $5,789 · $482/mo
• Projected year-2 tax: $5,789 · $482/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 · 20 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: $20,562
• − Mortgage interest: −$7,002
• − Property taxes: −$5,789
• − Insurance: −$625
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$3,636
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,911/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): 5,200
• Household income: $35,536
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 470.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 37% Black 8% White 7% Native American 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 3%
• Common ancestry: Portuguese 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 1.34%
• Current HPI: 257.4183
• Rent YoY: ▲ 10.86%
• 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

2 events — show timeline

• 2026-04-23 Listed $125,000 LERA
• 2021-10-29 Sold (Public Records) — Public Records

Property tax history

+12.7%/yr

Latest (2025): $5,789 · +0.0% YoY. Source: county tax records.