543 Ferris · San Antonio, TX 78220

$155,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 93 Days on market

Built 1954 6,272 sqft lot $152/sqft · 17% below area Est $186k · 17% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great Single Story home recently rehabbed for a lucky buyer * Open floorplan with recent updates including both bathrooms redone, interior and exterior paint and foundation recently leveled * Spacious bedrooms * Gas cooking * Central A/C & Heating * All Tiled flooring * Separate wash room with extra storage space outside with covered patio * Iron steel fence with rolling gate for security * Large backyard with mature trees great for entertaining the family * minutes to downtown San Antonio, Frost Bank Center, Ih-90, Loop 410 & SAISD Schools.

Key facts

• Gas cooking
• Open floorplan
• 6,272 sq ft lot

Tags

• OPEN FLOORPLAN
• BOTH BATHROOMS REDONE
• INTERIOR AND EXTERIOR PAINT
• FOUNDATION RECENTLY LEVELED
• GAS COOKING
• CENTRAL A/C & HEATING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (15.4% below list).
• Recommended offer: $131k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: M L King Academy (math 10% / reading 13%, grade F, #4,225 of 4,322 statewide, top 98%, 222 students, 98% FRL, charter); Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 116 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); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/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 + 0.5% 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 93 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $131,068 (15.4% 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 93 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.18%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $186,177
• List price: $155,000
• Delta: -16.75%
• 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
710 Sterling	0.22mi	3/1.0	1,048 (+3%)	3mo	$150,000	$143	83
655 Ferris Ave	0.18mi	3/1.0	984 (-4%)	10mo	$85,000	$86	78
642 Ferris Ave	0.16mi	3/2.0	960 (-6%)	7mo	$142,000	$148	73
971 F St	0.40mi	4/1.0 (+1)	1,004 (-2%)	10mo	$145,000	$144	65
607 Dorie St	0.36mi	3/1.0	1,111 (+9%)	6mo	$115,000	$104	63
647 Ferris Ave	0.16mi	2/1.0 (-1)	880 (-14%)	10mo	$80,000	$91	56
419 Hub Ave	0.53mi	3/1.0	918 (-10%)	6mo	$196,000	$214	53
142 Dafoste Ave	0.36mi	3/1.0	914 (-10%)	16mo	$124,000	$136	53
234 Ferris	0.62mi	3/1.0	1,104 (+8%)	7mo	$115,000	$104	52
370 Sterling	0.55mi	3/1.0	1,155 (+13%)	5mo	$105,000	$91	48
771 Yucca	0.63mi	4/1.0 (+1)	1,094 (+7%)	7mo	$142,500	$130	48
103 Nellina	0.52mi	2/1.0 (-1)	906 (-11%)	11mo	$85,000	$94	43

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.81×
• Total profit: $78,535
• Equity at exit: $139,636

10-year hold

• IRR: 19.7%
• Equity multiple: 6.25×
• Total profit: $227,644
• 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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$813
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-43

Break-even live

Break-even rent $1,365

Max offer price $147,437

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $1	+0% $-43	+5% $-87	+10% $-131
Rent	-10% $-146	-5% $-95	+0% $-43	+5% $9	+10% $61
Rate	-1.0pp $35	-0.5pp $-3	base $-43	+0.5pp $-83	+1.0pp $-124

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3343 Martin Luther King Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	0d	1	0.02mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	3d	1	0.05mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	45d	1	0.08mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,350	$1.49	0d	1	0.17mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,135	$1.25	0d	1	0.17mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	6d	1	0.25mi
574 Morningview Dr San Antonio, TX	3.0	2.0	1298	$1,499	$1.15	0d	1	0.26mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	23d	1	0.27mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	23d	1	0.28mi
455 Lincolnshire Dr San Antonio, TX	2.0	1.0	768	$925	$1.20	22d	1	0.37mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	0d	1	0.46mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	6d	1	0.48mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	45d	1	0.57mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	45d	1	0.62mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	45d	1	0.63mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	45d	1	0.63mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	25d	1	0.64mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,378	$1.27	0d	1	0.71mi
406 Como St San Antonio, TX	3.0	1.5	1278	$1,350	$1.06	45d	1	0.73mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	45d	1	0.78mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	23d	1	0.78mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	45d	1	0.83mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	45d	1	0.85mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	45d	1	0.87mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	5d	60	0.91mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$973	$1.09	0d	1	0.94mi
164 Day Rd San Antonio, TX	3.0	2.5	1250	$1,667	$1.33	25d	1	1.00mi
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	25d	1	1.01mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	14d	1	1.01mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	25d	1	1.03mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	16d	1	1.03mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	45d	1	1.08mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	25d	1	1.09mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	45d	1	1.10mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	45d	1	1.18mi
122 Stolnet St San Antonio, TX	3.0	2.0	1120	$1,400	$1.25	0d	1	1.20mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,495	$1.20	0d	1	1.20mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	3d	1	1.23mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	23d	1	1.36mi
111 Quinta St San Antonio, TX	3.0	2.0	909	$1,295	$1.42	3d	1	1.37mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $155,000 Pending 93 DOM
2. 2026-06-09
   days on market $155,000 Active Option 92 DOM
3. 2026-06-08
   days on market $155,000 Active Option 91 DOM
4. 2026-06-07
   days on market $155,000 Active Option 90 DOM
5. 2026-06-04
   days on market $155,000 Active Option 87 DOM
6. 2026-06-03
   days on market $155,000 Active Option 86 DOM
7. 2026-06-02
   days on market $155,000 Active Option 85 DOM
8. 2026-06-01
   days on market $155,000 Active Option 84 DOM
9. 2026-05-31
   days on market $155,000 Active Option 83 DOM
10. 2026-04-15
    price $155,000 555-char remark

    Show marketing remark (555 chars)

    Great Single Story home recently rehabbed for a lucky buyer * Open floorplan with recent updates including both bathrooms redone, interior and exterior paint and foundation recently leveled * Spacious bedrooms * Gas cooking * Central A/C & Heating * All Tiled flooring * Separate wash room with extra storage space outside with covered patio * Iron steel fence with rolling gate for security * Large backyard with mature trees great for entertaining the family * minutes to downtown San Antonio, Frost Bank Center, Ih-90, Loop 410 & SAISD Schools.

11. 2026-03-09
    listed $165,000 New 555-char remark

    Show marketing remark (555 chars)

    Great Single Story home recently rehabbed for a lucky buyer * Open floorplan with recent updates including both bathrooms redone, interior and exterior paint and foundation recently leveled * Spacious bedrooms * Gas cooking * Central A/C & Heating * All Tiled flooring * Separate wash room with extra storage space outside with covered patio * Iron steel fence with rolling gate for security * Large backyard with mature trees great for entertaining the family * minutes to downtown San Antonio, Frost Bank Center, Ih-90, Loop 410 & SAISD Schools.

12. 2020-09-15
    soldstatus
13. 2020-09-09
    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: $2,410 · $201/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$427/yr (+$36/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,728
• − Mortgage interest: −$8,682
• − Property taxes: −$2,410
• − Insurance: −$775
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,509
• Taxable loss: −$3,165
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $246/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-6.1% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $155,000 LERA
• 2026-03-09 Listed $165,000 LERA
• 2020-09-15 Sold (Public Records) — Public Records
• 2020-09-09 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,410 · +0.0% YoY. Source: county tax records.