5345 Commerce · San Antonio, TX 78237

$149,000

1 bd · 1.0 ba · 856 sqft · SingleFamily public records · 136 Days on market

Built 1948 5,148 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.7/10.0
• Schools +1.3/10.0

Listing remarks

Recently remodeled and move-in ready, this 2 bedroom, 1 full bath home features updated finishes and a fresh, modern feel throughout. Conveniently located near schools, shopping, and dining, with quick access to Hwy 90 and Loop 151 for an easy commute. A great opportunity for first-time buyers or investors looking for a well-located, updated property.

Key facts

• 5,148 sq ft lot
• Garage
• Built 1948

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: LOMA PARK

Exterior

• Parking: Side entry parking
• Utilities: Water system available; Sewer system available
• Home design: Pre-owned property; Approximate age: 78 years; Composition roof
• Construction: Siding exterior construction; Composition roof
• Exterior features: Covered patio; Siding exterior

Interior

• Kitchen: Kitchen (approx. 10 x 10)
• Bedrooms: Master bedroom on lower level (approx. 12 x 12); Second bedroom (approx. 12 x 12)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Other air conditioning (see remarks)
• Interior features: Chandelier; City garbage service; Breakfast bar; Some window coverings remain; 1 living area
• Laundry & utility: Utility room (approx. 2 x 2)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (29.1% below list).
• Recommended offer: $106k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$40k 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 ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $105,693 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.75×
• Total profit: $73,063
• Equity at exit: $134,231

10-year hold

• IRR: 20.1%
• Equity multiple: 6.56×
• Total profit: $232,141
• Equity at exit: $289,474

Cash invested: $41,720 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$172 /mo · $2,070/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-181

Break-even live

Break-even rent $1,286

Max offer price $117,030

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $149,000 Active 136 DOM
2. 2026-06-17
   days on market $149,000 Active 135 DOM
3. 2026-06-16
   days on market $149,000 Active 134 DOM
4. 2026-06-15
   days on market $149,000 Active 133 DOM
5. 2026-06-13
   days on market $149,000 Active 131 DOM
6. 2026-06-12
   days on market $149,000 Active 130 DOM
7. 2026-06-09
   days on market $149,000 Active 127 DOM
8. 2026-06-08
   days on market $149,000 Active 126 DOM
9. 2026-06-08
   days on market $149,000 Active 125 DOM
10. 2026-06-07
    days on market $149,000 Active 124 DOM
11. 2026-06-03
    days on market $149,000 Active 121 DOM
12. 2026-06-02
    days on market $149,000 Active 120 DOM
13. 2026-06-01
    days on market $149,000 Active 119 DOM
14. 2026-05-31
    remarks 353-char remark
15. 2026-05-31
    listed $149,000 Active 118 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: $2,070 · $172/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$657/yr (+$55/mo · 31.7%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,683
• − Mortgage interest: −$8,346
• − Property taxes: −$2,070
• − Insurance: −$745
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$4,335
• Taxable loss: −$4,842
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $-1,010/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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

• 2026-02-02 Listed $149,000 LERA
• 2013-11-08 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $2,070 · +0.7% YoY. Source: county tax records.