2618 Lombrano St · San Antonio, TX 78228

$90,000

3 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 181 Days on market

Built 1951 6,534 sqft lot Est $162k · 44% under ↓ 13% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

* * INVESTOR IMPRESSOR * * This San Antonio off-market property is the exact kind of high-margin flip investors are hunting for. Located just minutes from Downtown, Woodlawn Lake, Jefferson, and major SA revitalization zones, 2618 Lambrano St is a prime fix-and-flip or BRRRR buy-and-hold opportunity with massive value-add potential. Already stripped to the studs, this AS-IS project is truly a blank canvas. With its strong bones, this house offers huge ROI potential for the right handyman, contractor, flipper, or investor. With a little TLC and a little vision this project might as well be money in the bank. Motivated seller. Sold as is

Key facts

• Off market property
• Strong bones
• 6,534 sq ft lot

Tags

• OFF MARKET PROPERTY
• MASSIVE VALUE ADD POTENTIAL
• STRONG BONES

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Located in the Prospect Hill subdivision

Exterior

• Utilities: Electricity provided by CPS Energy; City water and sewer
• Home design: Pre-owned single-family property; Approximately 74 years old; Entry by standard grade (slab foundation)
• Construction: Wood exterior construction; Slab foundation; Roof listed as not applicable
• Exterior features: Wood exterior; Lot dimensions approximately 50 x 133

Interior

• Kitchen: Kitchen approximately 11 x 11
• Bedrooms: Master bedroom approximately 11 x 12; Bedroom 2 approximately 11 x 12; Bedroom 3 approximately 11 x 12
• Flooring: Other flooring noted in remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel noted in remarks
• Interior features: Other interior features noted in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• 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.
• Zoned schools: Roosevelt El (math 8% / reading 17%, grade F, #4,180 of 4,322 statewide, top 97%, 305 students, 95% FRL); Memorial H S (math 22% / reading 29%, grade F, #1,246 of 1,632 statewide, top 77%, 872 students, 92% FRL) — zoned schools average 93% FRL vs 24% district-wide (69 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 91 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).
• This rent runs 34% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 + 4.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1951 — 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: 1.65% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.04%
• DSCR: 1.94
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $161,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 Rivas	0.25mi	3/2.0	1,080 (-9%)	1mo	$99,900	$93	68
1806 Delgado St	0.53mi	3/1.0	1,224 (+3%)	9mo	$115,000	$94	63
2335 Waverly Ave	0.51mi	3/1.0	1,092 (-8%)	8mo	$180,000	$165	56
2111 Cincinnati	0.47mi	3/1.5	1,289 (+8%)	8mo	$225,000	$175	56
1504 Waverly Ave	0.53mi	3/1.5	1,068 (-10%)	1mo	$155,000	$145	55
1617 NW 22nd	0.35mi	3/2.0	1,337 (+12%)	5mo	$189,999	$142	54
131 Neff	0.41mi	3/1.0	1,029 (-14%)	6mo	$139,700	$136	53
1938 Texas	0.35mi	2/1.0 (-1)	1,058 (-11%)	9mo	$105,000	$99	53
3238 Ashby	0.57mi	3/1.0	1,316 (+11%)	4mo	$100,000	$76	52
416 Peacock Ave	0.49mi	4/1.5 (+1)	1,092 (-8%)	5mo	$90,000	$82	52
345 Westminster	0.74mi	2/1.0 (-1)	1,164 (-2%)	9mo	$204,000	$175	49
1219 Kentucky	0.73mi	2/1.0 (-1)	1,353 (+14%)	7mo	$120,000	$89	32

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.66×
• Total profit: $16,578
• Equity at exit: $13,419

10-year hold

• IRR: 26.1%
• Equity multiple: 3.52×
• Total profit: $63,528
• Equity at exit: $7,782

Cash invested: $25,200 (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 78228

• Home prices YoY: -22.1%
• Rents YoY: 4.9%
• Active inventory: 91
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$472
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $442

Break-even live

Break-even rent $926

Max offer price $90,000

Occupancy floor 65%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	21d	1	0.33mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	0.40mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	23d	1	0.41mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	23d	1	0.43mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	43d	1	0.43mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	0.63mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	3d	1	0.64mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	10d	1	0.64mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	12d	1	0.64mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,300	$1.53	12d	3	0.64mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	43d	1	0.65mi
2607 W Craig Pl San Antonio, TX	3.0	1.0	1312	$1,475	$1.12	23d	1	0.70mi
2530 W Woodlawn Ave San Antonio, TX	3.0	2.0	1416	$2,195	$1.55	43d	1	0.72mi
2426 Cincinnati Ave San Antonio, TX	2.0	1.0	700	$975	$1.39	23d	1	0.73mi
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	43d	1	0.80mi
2825 W Woodlawn Ave Unit 2825-WW San Antonio, TX	2.0	1.0	700	$1,195	$1.71	3d	1	0.85mi
2443 W Huisache Ave Unit 1 San Antonio, TX	2.0	1.0	1200	$1,100	$0.92	43d	1	0.90mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	23d	1	0.92mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	43d	1	0.94mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	23d	1	0.95mi
224 Marquette Dr San Antonio, TX	2.0	1.0	984	$1,350	$1.37	23d	1	0.99mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	43d	1	1.01mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	23d	1	1.01mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	23d	1	1.02mi
2007 W Mistletoe Ave San Antonio, TX	2.0	1.0	1224	$1,650	$1.35	43d	1	1.09mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	43d	1	1.12mi
1914 W Magnolia Ave San Antonio, TX	2.0	1.0	1316	$1,850	$1.41	23d	1	1.20mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	23d	1	1.21mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	43d	1	1.21mi
250 Senisa Dr Unit 1 San Antonio, TX	2.0	1.0	1160	$999	$0.86	43d	1	1.22mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	4d	1	1.26mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	1.28mi
3301 W Woodlawn Ave San Antonio, TX	1.0–2.0	1.0	825	$881	$1.07	23d	3	1.29mi
734 Donaldson Ave Unit D San Antonio, TX	2.0	1.0	910	$915	$1.01	12d	1	1.33mi
734 Donaldson Ave Unit B San Antonio, TX	2.0	1.0	910	$910	$1.00	3d	1	1.33mi
2020 W Kings Hwy Unit 2 San Antonio, TX	2.0	1.0	1254	$1,325	$1.06	43d	1	1.35mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	1.37mi
126 Meredith Dr San Antonio, TX	2.0	1.0	1278	$1,400	$1.10	21d	1	1.38mi
1214 Donaldson Ave San Antonio, TX	2.0	1.0	1286	$1,800	$1.40	23d	1	1.40mi
1644 W Mistletoe Ave Unit 201 San Antonio, TX	2.0	2.0	831	$1,700	$2.05	43d	1	1.41mi

Listing history 11 events

1. 2026-06-13
   days on market $90,000 Active 181 DOM
2. 2026-06-12
   days on market $90,000 Active 180 DOM
3. 2026-06-09
   days on market $90,000 Active 177 DOM
4. 2026-06-08
   days on market $90,000 Active 176 DOM
5. 2026-06-08
   days on market $90,000 Active 175 DOM
6. 2026-06-07
   days on market $90,000 Active 174 DOM
7. 2026-06-03
   days on market $90,000 Active 171 DOM
8. 2026-06-02
   days on market $90,000 Active 170 DOM
9. 2026-06-01
   days on market $90,000 Active 169 DOM
10. 2026-05-31
    remarks 646-char remark
11. 2026-05-31
    listed $90,000 Active 168 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 6/10 Major 77% 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: $17,830
• − Mortgage interest: −$5,041
• − Property taxes: −$2,669
• − Insurance: −$450
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,618
• Taxable income: $4,199
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,295/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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 56,165
• Household income: $52,976
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 2709.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 43% White 8% Black 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 46% English-only · Spanish 53% Other Indo-European 1%

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: ▼ -74.04%
• Current HPI: 261.1558
• Rent YoY: ▲ 4.92%
• 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

-13.2% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $90,000 LERA
• 2026-04-29 Price Changed $94,500 LERA
• 2026-02-12 Price Changed $99,000 LERA
• 2025-12-14 Listed $103,700 LERA
• 2022-12-07 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,669 · -6.8% YoY. Source: county tax records.