614 Cumberland Rd · San Antonio, TX 78204

$155,000

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 52 Days on market

Built 1928 6,534 sqft lot $97/sqft · 30% below area Est $221k · 30% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks MLS

Value-Add Opportunity in Collins Gardens | 3 Bed | 2 Bath | 1,597 SQFT | One Story This charming Victorian-style property in Collins Gardens, Southside of San Antonio, offers a functional layout and strong potential for a variety of ownership strategies. With minor repairs needed, the property provides an opportunity to enhance value while maintaining a move-in ready foundation. The interior features a spacious living area that flows into the dining space and kitchen, creating a practical setup for everyday living. The kitchen offers ample cabinetry and workspace, while the bedrooms are well-sized and adaptable for multiple uses. The primary suite includes a private bath and closet storage. The property's location provides convenient access to IH-35, US-90, downtown San Antonio, shopping, dining and local services, supporting accessibility and long-term desirability.

Key facts

• Ample cabinetry
• Spacious living area
• Private bath

Tags

• VICTORIAN-STYLE PROPERTY
• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• PRIVATE BATH
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 soft (-1.4%/yr); 96 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $221,418
• List price: $155,000
• Delta: -30.00%
• 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
457 N Park Blvd	0.22mi	3/2.0	1,641 (+3%)	9mo	$270,000	$165	78
446 Drake Ave	0.23mi	2/2.0 (-1)	1,554 (-3%)	10mo	$224,969	$145	72
346 Walton Ave	0.56mi	3/2.5	1,626 (+2%)	4mo	$235,000	$145	65
253 Carroll	0.58mi	3/2.0	1,523 (-5%)	1mo	$165,000	$108	64
259 Drake Ave	0.44mi	3/2.0	1,505 (-6%)	8mo	$260,000	$173	64
342 Kirk	0.33mi	4/2.0 (+1)	1,392 (-13%)	8mo	$159,000	$114	51
112 Barrett Pl	0.59mi	3/1.0	1,504 (-6%)	9mo	$170,000	$113	51
206 Pendleton Ave	0.66mi	3/2.0	1,548 (-3%)	16mo	$259,900	$168	51
136 Kirk Pl	0.54mi	2/1.5 (-1)	1,638 (+3%)	16mo	$235,000	$143	50
938 Green St	0.64mi	3/3.5	1,685 (+6%)	13mo	$299,999	$178	44
234 Carroll	0.62mi	4/2.0 (+1)	1,484 (-7%)	15mo	$245,000	$165	42
831 Harriman Pl	0.73mi	3/2.5	1,500 (-6%)	17mo	$295,000	$197	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.25×
• Total profit: $97,445
• Equity at exit: $139,636

10-year hold

• IRR: 24.2%
• Equity multiple: 7.08×
• Total profit: $263,842
• Equity at exit: $301,131

Cash invested: $43,400 (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 78204

• Home prices YoY: 6.4%
• Rents YoY: -1.4%
• Active inventory: 96
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $283

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 78%

Sensitivity live

Price	-10% $390	-5% $337	+0% $283	+5% $229	+10% $176
Rent	-10% $148	-5% $215	+0% $283	+5% $351	+10% $418
Rate	-1.0pp $361	-0.5pp $322	base $283	+0.5pp $243	+1.0pp $202

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	45d	1	0.12mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	45d	1	0.36mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	12d	1	0.38mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	45d	1	0.45mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	25d	1	0.48mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	45d	1	0.49mi
323 Thompson Pl San Antonio, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.50mi
530 Pruitt Ave San Antonio, TX	2.0	1.0	1976	$1,550	$0.78	25d	1	0.84mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	25d	1	0.91mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,635	$1.27	25d	1	0.93mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,620	$1.26	4d	1	0.93mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	4d	1	0.96mi
415 Furnish Ave San Antonio, TX	3.0	2.0	1670	$1,995	$1.19	19d	1	1.00mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	5d	1	1.11mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	23d	1	1.11mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	23d	1	1.14mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	1.17mi
105 Forrest Ave San Antonio, TX	3.0	3.0	2202	$2,199	$1.00	21d	1	1.20mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	25d	1	1.20mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	25d	1	1.21mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,645	$2.03	0d	29	1.24mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	45d	1	1.25mi
308 Keller St San Antonio, TX	3.0	2.0	1296	$3,400	$2.62	45d	1	1.28mi
305 Keller St Unit NA San Antonio, TX	3.0	2.0	1200	$1,800	$1.50	16d	1	1.31mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	1.32mi
314 W Cevallos Unit 1363386P San Antonio, TX	2.0	1.0	1969	$4,264	$2.17	14d	1	1.33mi
302 W Cevallos Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	25d	1	1.34mi
203 Nogalitos St #5 San Antonio, TX	3.0	2.5	1872	$3,100	$1.66	25d	1	1.37mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	5d	1	1.38mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	25d	1	1.38mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	1.42mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	1.43mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	45d	1	1.45mi
216 E Fest St San Antonio, TX	3.0	3.0	1944	$2,300	$1.18	19d	1	1.45mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $155,000 Pending 52 DOM
2. 2026-06-09
   days on market $155,000 Active Option 50 DOM
3. 2026-06-08
   days on market $155,000 Active Option 49 DOM
4. 2026-06-07
   days on market $155,000 Active Option 48 DOM
5. 2026-06-04
   days on market $155,000 Active Option 45 DOM
6. 2026-06-03
   days on market $155,000 Active Option 44 DOM
7. 2026-06-02
   days on market $155,000 Active Option 43 DOM
8. 2026-06-01
   days on market $155,000 Active Option 42 DOM
9. 2026-05-31
   days on market $155,000 Active Option 41 DOM
10. 2026-04-20
    listed $155,000 New 882-char remark

    Show marketing remark (882 chars)

    Value-Add Opportunity in Collins Gardens | 3 Bed | 2 Bath | 1,597 SQFT | One Story This charming Victorian-style property in Collins Gardens, Southside of San Antonio, offers a functional layout and strong potential for a variety of ownership strategies. With minor repairs needed, the property provides an opportunity to enhance value while maintaining a move-in ready foundation. The interior features a spacious living area that flows into the dining space and kitchen, creating a practical setup for everyday living. The kitchen offers ample cabinetry and workspace, while the bedrooms are well-sized and adaptable for multiple uses. The primary suite includes a private bath and closet storage. The property's location provides convenient access to IH-35, US-90, downtown San Antonio, shopping, dining and local services, supporting accessibility and long-term desirability.

11. 2025-11-16
    historical
12. 2025-10-24
    price $250,000
13. 2025-10-14
    price $260,000
14. 2025-09-26
    price $271,000
15. 2025-08-19
    listed $275,000 New
16. 2022-02-23
    soldstatus Sold
17. 2022-01-29
    status Pending
18. 2022-01-16
    historical Active Option
19. 2021-12-27
    listed $257,000 New
20. 2021-05-20
    soldstatus
21. 2021-05-18
    soldstatus Sold
22. 2021-04-29
    status Pending
23. 2021-04-26
    listed $100,000 New

ⓘ 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 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: $20,570
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,509
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,159/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): 11,983
• Household income: $60,255
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 545.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 37% White 15% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 14.91%
• Current HPI: 249.0597
• Rent YoY: ▼ -1.44%
• 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

+55.0% since first listed

14 events — show timeline

• 2026-04-20 Listed $155,000 LERA
• 2025-11-16 Listing Removed — LERA
• 2025-10-24 Price Changed $250,000 LERA
• 2025-10-14 Price Changed $260,000 LERA
• 2025-09-26 Price Changed $271,000 LERA
• 2025-08-19 Listed $275,000 LERA
• 2022-02-23 Sold (MLS) — LERA
• 2022-01-29 Pending — LERA
• 2022-01-16 Contingent — LERA
• 2021-12-27 Listed $257,000 LERA
• 2021-05-20 Sold (Public Records) — Public Records
• 2021-05-18 Sold (MLS) — LERA
• 2021-04-29 Pending — LERA
• 2021-04-26 Listed $100,000 LERA

Property tax history

+12.3%/yr

Latest (2025): $7,791 · -0.5% YoY. Source: county tax records.