1211 Rivas · San Antonio, TX 78207

$47,500

2 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 123 Days on market

Built 1920 2,526 sqft lot $34/sqft · 70% below area ↓ 5% 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 +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Just minutes from downtown San Antonio and the River Walk, this cozy home features a large living/dining room adjacent to the kitchen. Another living room and separate dining room are at the front of the house, with two bedrooms and two baths toward the rear of the home, as well. Located in a well-established neighborhood, close to restaurants and shopping.

Key facts

• Separate dining room
• 2,526 sq ft lot
• Built 1920

Tags

• LARGE LIVING DINING ROOM
• SEPARATE DINING ROOM
• WELL ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.9% 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 (+7.7%/yr); 154 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); 40% 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 $1,446/mo this rent would consume 53% of the median local household income ($32k/yr) (locally 2789% 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 $5k of equity ($328 loan paydown + $5k 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 + 7.7% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1920 — 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: 3.04% ✓
• Cap rate: 26.86%
• Cash-on-cash: 73.45%
• DSCR: 4.27
• GRM: 2.7

CMA / ARV

• ARV (median comp): $142,638
• List price: $47,500
• Delta: -66.70%
• 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
1423 Delgado St	0.17mi	3/2.0 (+1)	1,404 (+1%)	7mo	$210,000	$150	75
230 Micklejohn	0.30mi	3/2.0 (+1)	1,368 (-1%)	2mo	$94,900	$69	74
1219 Kentucky	0.54mi	2/1.0	1,353 (-2%)	7mo	$120,000	$89	66
1002 Menchaca	0.33mi	2/1.0	1,184 (-14%)	2mo	$65,000	$55	59
3714 Martin	0.64mi	3/1.0 (+1)	1,404 (+1%)	8mo	$89,900	$64	56
1617 NW 22nd	0.71mi	3/2.0 (+1)	1,337 (-3%)	5mo	$189,999	$142	48
3023 W Travis	0.67mi	3/2.0 (+1)	1,476 (+7%)	3mo	$199,900	$135	46
1922 W Ashby	0.74mi	3/2.0 (+1)	1,420 (+3%)	8mo	$289,999	$204	45
125 Jeffrey	0.72mi	2/1.0	1,236 (-11%)	8mo	$134,900	$109	42
3718 W Martin St	0.65mi	3/2.0 (+1)	1,236 (-11%)	2mo	$90,000	$73	41
114 Alexander	0.63mi	3/2.0 (+1)	1,236 (-11%)	7mo	$300,000	$243	38
2811 W Travis	0.71mi	3/2.0 (+1)	1,215 (-12%)	8mo	$189,000	$156	31

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 88.2%
• Equity multiple: 7.39×
• Total profit: $84,952
• Equity at exit: $42,792

10-year hold

• IRR: 84.4%
• Equity multiple: 18.08×
• Total profit: $227,113
• Equity at exit: $92,282

Cash invested: $13,300 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$249
• Tax est. 1.5%: −$59 /mo · $712/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $814

Break-even live

Break-even rent $416

Max offer price $47,500

Occupancy floor 39%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.02mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	43d	1	0.09mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.09mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	43d	1	0.22mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.27mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	43d	1	0.27mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	43d	1	0.32mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.53mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	0.53mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	0.58mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	0.64mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	22d	1	0.68mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	4d	1	0.75mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	0.76mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	0.86mi
135 Harvard Ter San Antonio, TX	3.0	2.0	1509	$1,875	$1.24	4d	1	0.86mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	4d	1	0.88mi
1621 W French Pl San Antonio, TX	3.0	3.0	1764	$1,895	$1.07	43d	1	0.89mi
1602 W Craig Pl San Antonio, TX	2.0	1.0	1344	$1,300	$0.97	43d	1	0.92mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	43d	1	0.93mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	43d	1	0.94mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	24d	1	0.94mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	43d	1	0.97mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	43d	1	0.99mi
1524 W Woodlawn Ave San Antonio, TX	2.0	1.0	1200	$795	$0.66	24d	1	1.02mi
411 Cincinnati Ave San Antonio, TX	1.0	1.0	1334	$800	$0.60	24d	1	1.06mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	1.07mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	43d	1	1.07mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	24d	1	1.09mi
2007 W Mistletoe Ave San Antonio, TX	2.0	1.0	1224	$1,650	$1.35	43d	1	1.10mi
610 Ruiz St Unit 2 San Antonio, TX	1.0	1.0	1380	$695	$0.50	17d	1	1.10mi
2102 W Mistletoe Ave San Antonio, TX	3.0	2.0	1506	$1,925	$1.28	24d	1	1.11mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	16d	1	1.11mi
247 Princeton Ave San Antonio, TX	1.0	1.0	1440	$625	$0.43	43d	1	1.12mi
1914 W Magnolia Ave San Antonio, TX	2.0	1.0	1316	$1,850	$1.41	24d	1	1.12mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	22d	1	1.12mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	43d	1	1.12mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	43d	1	1.14mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	43d	1	1.15mi
1311 W French Pl San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	24d	1	1.15mi

Listing history 16 events

1. 2026-06-18
   days on market $47,500 Active 123 DOM
2. 2026-06-17
   days on market $47,500 Active 122 DOM
3. 2026-06-16
   days on market $47,500 Active 121 DOM
4. 2026-06-15
   days on market $47,500 Active 120 DOM
5. 2026-06-13
   days on market $47,500 Active 118 DOM
6. 2026-06-09
   days on market $47,500 Active 114 DOM
7. 2026-06-08
   days on market $47,500 Active 113 DOM
8. 2026-06-07
   days on market $47,500 Active 112 DOM
9. 2026-06-04
   days on market $47,500 Active 109 DOM
10. 2026-06-03
    days on market $47,500 Active 108 DOM
11. 2026-06-02
    days on market $47,500 Active 107 DOM
12. 2026-06-01
    days on market $47,500 Active 106 DOM
13. 2026-05-31
    days on market $47,500 Active 105 DOM
14. 2026-03-27
    price $47,500 359-char remark

    Show marketing remark (359 chars)

    Just minutes from downtown San Antonio and the River Walk, this cozy home features a large living/dining room adjacent to the kitchen. Another living room and separate dining room are at the front of the house, with two bedrooms and two baths toward the rear of the home, as well. Located in a well-established neighborhood, close to restaurants and shopping.

15. 2026-02-15
    listed $50,000 New 359-char remark

    Show marketing remark (359 chars)

    Just minutes from downtown San Antonio and the River Walk, this cozy home features a large living/dining room adjacent to the kitchen. Another living room and separate dining room are at the front of the house, with two bedrooms and two baths toward the rear of the home, as well. Located in a well-established neighborhood, close to restaurants and shopping.

16. 1978-12-01
    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 ≥109°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: $17,352
• − Mortgage interest: −$2,661
• − Property taxes: −$712
• − Insurance: −$238
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$1,382
• Taxable income: $9,583
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $7,469/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-5.0% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $47,500 LERA
• 2026-02-15 Listed $50,000 LERA
• 1978-12-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,120 · +10.0% YoY. Source: county tax records.