1326 Paso Hondo · San Antonio, TX 78202

$79,990

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1938 5,749 sqft lot Est $127k · 37% under

---

Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Rehab and value add opportunity awaits at 1326 Paso Hondo! This 2-bedroom, 1-bath home offers a spacious living area plus a versatile flex room that could serve as a third bedroom, home office, second living space, or hobby room. Situated on a deep lot with an extended driveway, the property also features a large detached building with electricity already in place, presenting excellent potential for a workshop, gym, studio, storage, or future conversion. Conveniently located just minutes from downtown San Antonio, this property offers a unique chance for owner-occupants, investors, or buyers looking to add value through improvements. Bring your vision and unlock the possibilities this prope

Key facts

• Deep lot
• Flex room
• Extended driveway

Tags

• FLEX ROOM
• LARGE DETACHED BUILDING
• EXTENDED DRIVEWAY
• DEEP LOT
• MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Property is for sale; Possession at closing/funding
• Financial info: Down payment assistance not available
• HOA & community: Subdivision: E HOUSTON SO TO HEDGESSA

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: City water and sewer
• Home design: Pre-owned home; Approximate age: 88 years
• Construction: Siding exterior construction; Composition roof
• Exterior features: Covered patio; Chain link fence; Siding exterior; Composition roof

Interior

• Kitchen: Kitchen (apartment details not provided)
• Bedrooms: Master bedroom with ceiling fan; Two additional bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; One living area
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 11.1% 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.
• 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.
• Zoned schools: Washington El (math 2% / reading 8%, grade F, #4,316 of 4,322 statewide, top 100%, 337 students, 98% FRL) — zoned schools average 98% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 17% district-wide (-12 pts) — the specific schools serving this property underperform the San Antonio ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.2%/yr); 196 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 33% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($554 loan paydown + $8k 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 + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $79,990

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $127,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 N Gevers	0.20mi	2/1.0 (-1)	876 (+1%)	11mo	$85,000	$97	75
122 Belmont	0.42mi	3/1.0	902 (+4%)	6mo	$95,000	$105	68
632 Canton	0.21mi	2/1.0 (-1)	920 (+6%)	10mo	$70,000	$76	66
1042 Paso Hondo	0.37mi	2/1.0 (-1)	900 (+4%)	11mo	$174,990	$194	62
431 Blue Bonnet	0.51mi	2/1.0 (-1)	876 (+1%)	10mo	$139,500	$159	60
1046 Paso Hondo	0.36mi	2/1.0 (-1)	953 (+10%)	3mo	$140,000	$147	59
401 Canton	0.41mi	2/1.0 (-1)	808 (-6%)	8mo	$65,000	$80	58
1607 Hays	0.71mi	2/1.0 (-1)	892 (+3%)	0mo	$145,000	$163	56
342 Canton	0.42mi	2/1.0 (-1)	990 (+15%)	5mo	$130,000	$131	47
1830 Gorman	0.69mi	3/1.5	786 (-9%)	6mo	$110,000	$140	46
1531 Burnet	0.68mi	2/2.0 (-1)	913 (+6%)	7mo	$215,000	$235	44
151 Canton	0.66mi	2/1.0 (-1)	744 (-14%)	2mo	$130,000	$175	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 4.17×
• Total profit: $70,982
• Equity at exit: $72,061

10-year hold

• IRR: 36.9%
• Equity multiple: 10.40×
• Total profit: $210,573
• Equity at exit: $155,403

Cash invested: $22,397 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$419
• Tax from tax record: −$270 /mo · $3,246/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $319

Break-even live

Break-even rent $916

Max offer price $79,990

Occupancy floor 71%

Sensitivity live

Price	-10% $364	-5% $342	+0% $319	+5% $296	+10% $274
Rent	-10% $215	-5% $267	+0% $319	+5% $371	+10% $423
Rate	-1.0pp $359	-0.5pp $339	base $319	+0.5pp $298	+1.0pp $277

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: $19,998
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.14mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.22mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.22mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.24mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.30mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.32mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.35mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.36mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.36mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.36mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.41mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	0.41mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.42mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.43mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.48mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.51mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.54mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	0.55mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.55mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	0.56mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.56mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	15d	1	0.56mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.63mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.63mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.63mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.63mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.65mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.68mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.68mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.73mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.75mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	5d	1	0.77mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	44d	1	0.80mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.81mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.81mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.81mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.82mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.82mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.82mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	0.85mi

Listing history 4 events

1. 2026-06-16
   status $79,990 Pending 5 DOM
2. 2026-06-15
   days on market $79,990 New 5 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $79,990 New 3 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: $3,246 · $270/mo
• Projected year-2 tax: $3,246 · $270/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 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: $15,833
• − Mortgage interest: −$4,481
• − Property taxes: −$3,246
• − Insurance: −$400
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,327
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,145/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

• 2026-06-10 Listed $79,990 LERA
• 1995-08-01 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,246 · -5.0% YoY. Source: county tax records.