522 Torreon · San Antonio, TX 78207

$75,000

3 bd · 1.0 ba · 994 sqft · SingleFamily public records · 300 Days on market

Built 1938 6,054 sqft lot $75/sqft · 43% below area Est $130k · 43% 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 +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Heart of West Side San Antonio by La Veladora of Our Lady of Guadalupe tourist attraction. 3 bedroom, 1 Bathroom, 2 oversized lots for the price of 1. Property has entryway through Torreon St or El Paso.

Key facts

• 6,054 sq ft lot
• Garage
• Built 1938

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 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: De Zavala El (math 17% / reading 19%, grade F, #3,785 of 4,322 statewide, top 88%, 418 students, 98% FRL); Tafolla Middle (math 6% / reading 16%, grade F, #1,634 of 1,662 statewide, top 99%, 697 students, 97% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• In year one you build about $8k of equity ($519 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 + 7.7% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 300 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1938 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.75% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $130,499
• List price: $75,000
• Delta: -42.53%
• 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
1327 Colima	0.16mi	3/2.0	1,045 (+5%)	3mo	$169,900	$163	78
1506 Chihuahua	0.40mi	3/1.0	995 (+0%)	8mo	$155,000	$156	75
1023 Monterey St	0.56mi	2/1.5 (-1)	967 (-3%)	1mo	$165,000	$171	61
102 S Rosillo	0.69mi	3/2.0	984 (-1%)	6mo	$75,000	$76	57
1906 W Cesar E Chavez Blvd	0.20mi	4/2.5 (+1)	1,108 (+12%)	9mo	$235,000	$212	53
1122 Guadalupe Ybarra	0.43mi	3/2.0	1,054 (+6%)	16mo	$205,000	$194	53
2318 W Cesar Chavez	0.43mi	3/1.0	888 (-11%)	13mo	$150,000	$169	52
2206 Colima	0.59mi	2/2.0 (-1)	923 (-7%)	6mo	$125,000	$135	47
920 San Patricio St	0.45mi	3/2.0	1,115 (+12%)	15mo	$220,000	$197	42
2106 W Cesar E Chavez Blvd	0.28mi	2/1.0 (-1)	870 (-12%)	23mo	$110,000	$126	42
1122 Elvira St	0.67mi	2/2.0 (-1)	890 (-10%)	2mo	$164,900	$185	41
924 Montezuma	0.42mi	2/1.0 (-1)	870 (-12%)	23mo	$120,000	$138	36

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: 45.2%
• Equity multiple: 4.52×
• Total profit: $73,936
• Equity at exit: $67,566

10-year hold

• IRR: 41.3%
• Equity multiple: 11.15×
• Total profit: $213,147
• Equity at exit: $145,709

Cash invested: $21,000 (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: 164
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$393
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $415

Break-even live

Break-even rent $788

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $458	-5% $437	+0% $415	+5% $394	+10% $373
Rent	-10% $312	-5% $363	+0% $415	+5% $467	+10% $519
Rate	-1.0pp $453	-0.5pp $434	base $415	+0.5pp $396	+1.0pp $376

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	6d	1	0.20mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.23mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	0.27mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	5d	1	0.35mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	6d	1	0.44mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	0.48mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	0.50mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	0.55mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.71mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.72mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,459	$1.57	0d	1	0.77mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	0d	31	0.77mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,645	$2.03	0d	29	0.78mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	0.79mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	0.79mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	0.79mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	6d	1	0.87mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.94mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.04mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	1.05mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,139	$1.16	0d	1	1.06mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	1.07mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	1.12mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	1.12mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	1.12mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	1.12mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	1.12mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	45d	1	1.20mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,094	$1.15	0d	1	1.20mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	25d	1	1.25mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	0d	85	1.29mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	1.29mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	0d	37	1.29mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	1.30mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	1.31mi
215 E Cevallos San Antonio, TX	2.0	1.0–3.0	913	$2,660	$2.91	0d	22	1.34mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	45d	1	1.36mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	1.40mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	3d	14	1.41mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	19d	1	1.41mi

Listing history 21 events

1. 2026-06-21
   days on market $75,000 Active 300 DOM
2. 2026-06-18
   days on market $75,000 Active 297 DOM
3. 2026-06-17
   days on market $75,000 Active 296 DOM
4. 2026-06-16
   days on market $75,000 Active 295 DOM
5. 2026-06-15
   days on market $75,000 Active 294 DOM
6. 2026-06-13
   days on market $75,000 Active 292 DOM
7. 2026-06-09
   days on market $75,000 Active 288 DOM
8. 2026-06-08
   days on market $75,000 Active 287 DOM
9. 2026-06-07
   days on market $75,000 Active 286 DOM
10. 2026-06-04
    days on market $75,000 Active 283 DOM
11. 2026-06-03
    days on market $75,000 Active 282 DOM
12. 2026-06-02
    days on market $75,000 Active 281 DOM
13. 2026-06-01
    days on market $75,000 Active 280 DOM
14. 2026-05-31
    days on market $75,000 Active 279 DOM
15. 2026-01-15
    price $75,000 203-char remark

    Show marketing remark (203 chars)

    Heart of West Side San Antonio by La Veladora of Our Lady of Guadalupe tourist attraction. 3 bedroom, 1 Bathroom, 2 oversized lots for the price of 1. Property has entryway through Torreon St or El Paso.

16. 2025-12-03
    price $85,000 203-char remark

    Show marketing remark (203 chars)

    Heart of West Side San Antonio by La Veladora of Our Lady of Guadalupe tourist attraction. 3 bedroom, 1 Bathroom, 2 oversized lots for the price of 1. Property has entryway through Torreon St or El Paso.

17. 2025-08-25
    listed $89,999 New 203-char remark

    Show marketing remark (203 chars)

    Heart of West Side San Antonio by La Veladora of Our Lady of Guadalupe tourist attraction. 3 bedroom, 1 Bathroom, 2 oversized lots for the price of 1. Property has entryway through Torreon St or El Paso.

18. 2025-06-30
    historical
19. 2025-01-07
    listed $65,000 New
20. 2022-06-08
    soldstatus
21. 2015-09-03
    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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 ≥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: $15,763
• − Mortgage interest: −$4,201
• − Property taxes: −$2,374
• − Insurance: −$375
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$2,182
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $3,998/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

+15.4% since first listed

7 events — show timeline

• 2026-01-15 Price Changed $75,000 LERA
• 2025-12-03 Price Changed $85,000 LERA
• 2025-08-25 Listed $89,999 LERA
• 2025-06-30 Listing Removed — LERA
• 2025-01-07 Listed $65,000 LERA
• 2022-06-08 Sold (Public Records) — Public Records
• 2015-09-03 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,374 · -3.4% YoY. Source: county tax records.