625 Hammond · San Antonio, TX 78210

$193,500

4 bd · 2.0 ba · 2,480 sqft · SingleFamily public records · 101 Days on market

Built 1940 0.26 ac lot $78/sqft · 39% below area Est $318k · 39% under ↓ 23% since listing

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Why this score? — see what drove the C 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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

Key facts

• Flexible floor plan
• Library space
• High ceilings

Tags

• DUAL-ENTRY DESIGN
• LIBRARY SPACE
• BUILT-IN SHELVING
• MULTIPLE LIVING SPACES
• HIGH CEILINGS
• FLEXIBLE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $176k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+1.1%/yr); 269 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,158/mo this rent would consume 47% of the median local household income ($55k/yr) (locally 1708% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,085 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (median comp): $317,638
• List price: $193,500
• Delta: -39.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Avant Ave	0.43mi	4/2.0	2,471 (-0%)	14mo	$249,500	$101	68
1203 Kayton	0.74mi	4/3.0	2,262 (-9%)	3mo	$199,900	$88	44
156 Porter St	0.54mi	4/2.0	2,194 (-12%)	16mo	$150,000	$68	42
416 Denver Blvd	0.63mi	3/3.0 (-1)	2,358 (-5%)	19mo	$165,000	$70	38

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-20,947
• Equity at exit: $28,851

10-year hold

• IRR: -4.8%
• Equity multiple: 0.71×
• Total profit: $-15,444
• Equity at exit: $16,730

Cash invested: $54,180 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,015
• Tax from tax record: −$384 /mo · $4,604/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $226

Break-even live

Break-even rent $1,872

Max offer price $193,500

Occupancy floor 85%

Sensitivity live

Price	-10% $336	-5% $281	+0% $226	+5% $171	+10% $117
Rent	-10% $56	-5% $141	+0% $226	+5% $311	+10% $397
Rate	-1.0pp $324	-0.5pp $275	base $226	+0.5pp $176	+1.0pp $125

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: $48,375
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
747 Bailey Ave San Antonio, TX	5.0	3.0	2069	$2,495	$1.21	13d	1	0.40mi
622 Denver Blvd San Antonio, TX	5.0	3.5	1990	$2,100	$1.06	44d	1	0.43mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	5d	1	0.44mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	44d	1	0.47mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	24d	1	0.52mi
1210 S New Braunfels Ave San Antonio, TX	3.0	2.5	2790	$1,500	$0.54	44d	1	0.52mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.54mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.54mi
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	24d	1	0.56mi
1726 S Olive St San Antonio, TX	3.0	3.5	2015	$2,800	$1.39	24d	1	0.57mi
830 Porter St Unit 1335698P San Antonio, TX	3.0–4.0	2.0	4095	$2,672	$0.65	2d	2	0.66mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.69mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.70mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	2d	1	0.72mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	44d	1	0.74mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	0.76mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	44d	1	0.90mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	5d	1	0.97mi
114 Gravel St San Antonio, TX	4.0	3.5	1936	$2,095	$1.08	5d	1	0.99mi
507 S Palmetto San Antonio, TX	3.0	2.5	2720	$1,230	$0.45	4d	1	1.00mi
707 S Olive St Unit B San Antonio, TX	3.0	2.0	2054	$1,500	$0.73	45d	1	1.01mi
326 Cactus St San Antonio, TX	3.0	2.5	2059	$2,500	$1.21	24d	1	1.05mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	16d	1	1.09mi
2643 Waleetka St San Antonio, TX	3.0	2.0	2948	$1,975	$0.67	44d	1	1.23mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	13d	1	1.32mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	44d	1	1.35mi
222 S Olive St San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	44d	1	1.35mi
222 S Olive St #1102 San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	44d	1	1.35mi
3815 Bremen Ave San Antonio, TX	3.0	2.0	1590	$1,495	$0.94	24d	1	1.37mi
612 Leigh St San Antonio, TX	4.0	3.0	2357	$4,000	$1.70	44d	1	1.37mi
1519 S Presa St San Antonio, TX	3.0	3.5	1747	$3,200	$1.83	44d	1	1.42mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	44d	1	1.44mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	1.45mi
204 S Hackberry St Unit 204-A S Hackberry San Antonio, TX	4.0	2.0	2658	$1,550	$0.58	45d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $193,500 Active 101 DOM
2. 2026-06-17
   days on market $193,500 Active 100 DOM
3. 2026-06-16
   days on market $193,500 Active 99 DOM
4. 2026-06-15
   days on market $193,500 Active 98 DOM
5. 2026-06-13
   days on market $193,500 Active 96 DOM
6. 2026-06-09
   days on market $193,500 Active 92 DOM
7. 2026-06-08
   days on market $193,500 Active 91 DOM
8. 2026-06-07
   days on market $193,500 Active 90 DOM
9. 2026-06-04
   days on market $193,500 Active 87 DOM
10. 2026-06-03
    days on market $193,500 Active 86 DOM
11. 2026-06-02
    days on market $193,500 Active 85 DOM
12. 2026-06-01
    days on market $193,500 Active 84 DOM
13. 2026-05-31
    days on market $193,500 Active 83 DOM
14. 2026-05-07
    price $193,500 1135-char remark

    Show marketing remark (1135 chars)

    Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

15. 2026-05-06
    status Price Change 1135-char remark

    Show marketing remark (1135 chars)

    Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

16. 2026-05-01
    historical Active Option 1135-char remark

    Show marketing remark (1135 chars)

    Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

17. 2026-03-22
    price $195,000 1135-char remark

    Show marketing remark (1135 chars)

    Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

18. 2026-03-09
    listed $215,000 New 1135-char remark

    Show marketing remark (1135 chars)

    Classic architecture meets opportunity in this distinctive two-story Colonial home in the established Highland Park neighborhood of San Antonio. Built in 1940, this spacious property offers approximately 2,480 square feet with four bedrooms and two bathrooms, all bedrooms located upstairs for added privacy and functionality. The home features a unique dual-entry design at the front of the property - one entrance leading into a charming library space with built-in shelving and the other opening into a generous living area that flows into a separate dining room. The layout offers multiple living spaces, high ceilings, and a flexible floor plan ready for updates or personalization. Situated on a 0.26-acre lot with mature trees, the property provides plenty of outdoor space along with a detached garage and alley access. The lot offers room for landscaping improvements or outdoor living enhancements. Conveniently located within easy access to downtown San Antonio, this property offers strong potential for homeowners or investors looking to restore and add value to a classic home in a well-established neighborhood.

19. 2024-11-11
    historical
20. 2024-10-05
    status Back on Market
21. 2024-09-30
    historical Active Option
22. 2024-04-22
    listed $250,000 New
23. 2015-08-18
    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: $4,604 · $384/mo
• Projected year-2 tax: $4,604 · $384/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 · 21 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: $25,900
• − Mortgage interest: −$10,839
• − Property taxes: −$4,604
• − Insurance: −$968
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$5,629
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,781/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-22.6% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $193,500 LERA
• 2026-05-06 Relisted — LERA
• 2026-05-01 Contingent — LERA
• 2026-03-22 Price Changed $195,000 LERA
• 2026-03-09 Listed $215,000 LERA
• 2024-11-11 Listing Removed — LERA
• 2024-10-05 Relisted — LERA
• 2024-09-30 Contingent — LERA
• 2024-04-22 Listed $250,000 LERA
• 2015-08-18 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,604 · +10.0% YoY. Source: county tax records.