2010 Burnet · San Antonio, TX 78202

$64,000

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 137 Days on market

Built 1946 4,791 sqft lot $68/sqft · 64% below area ↓ 6% since listing

---

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 +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Single Family property on East side of San Antonio, 2 Bedroom and 2 Bathroom. Near Ft Sam , SAMC. AT&T Center and ,Major highways. Sold As-is. Ceramic Tile, Tile in Bathrooms

Key facts

• Near ft sam
• Near samc
• Near major highways

Tags

• EAST SIDE OF SAN ANTONIO
• NEAR FT SAM
• NEAR SAMC
• NEAR AT&T CENTER
• NEAR MAJOR HIGHWAYS
• CERAMIC TILE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 (+8.2%/yr); 196 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 30% 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 $7k of equity ($442 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $36k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $56,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1946 — 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: 1.87% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.52%
• DSCR: 2.00
• GRM: 4.5

CMA / ARV

• ARV (median comp): $139,661
• List price: $64,000
• Delta: -54.17%
• 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
1607 Hays	0.33mi	2/1.0	892 (-6%)	0mo	$145,000	$163	75
311 Hudson	0.08mi	3/2.0 (+1)	1,008 (+7%)	9mo	$170,000	$169	68
2710 E Houston St	0.33mi	3/1.0 (+1)	1,017 (+8%)	2mo	$185,000	$182	65
1046 Paso Hondo	0.67mi	2/1.0	953 (+1%)	3mo	$140,000	$147	65
1531 Burnet	0.42mi	2/2.0	913 (-3%)	7mo	$215,000	$235	65
342 Canton	0.52mi	2/1.0	990 (+5%)	5mo	$130,000	$131	64
822 Potomac	0.46mi	3/1.0 (+1)	1,012 (+7%)	5mo	$79,900	$79	58
1413 Burnet	0.56mi	2/2.0	1,005 (+6%)	4mo	$250,000	$249	56
2055 E Crockett St	0.39mi	3/1.0 (+1)	1,054 (+12%)	5mo	$120,000	$114	53
1102 Onslow	0.55mi	3/2.0 (+1)	995 (+5%)	6mo	$119,950	$121	51
1341 Paso Hondo	0.52mi	3/2.0 (+1)	1,008 (+7%)	7mo	$239,900	$238	50
401 Canton	0.48mi	2/1.0	808 (-14%)	8mo	$65,000	$80	46

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: 44.6%
• Equity multiple: 4.50×
• Total profit: $62,709
• Equity at exit: $57,656

10-year hold

• IRR: 41.1%
• Equity multiple: 11.25×
• Total profit: $183,697
• Equity at exit: $124,338

Cash invested: $17,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$336
• Tax from tax record: −$245 /mo · $2,939/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $336

Break-even live

Break-even rent $769

Max offer price $64,000

Occupancy floor 67%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.09mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.10mi
1223 N Walters St Unit 610 San Antonio, TX	1.0	1.0	732	$877	$1.20	3d	1	0.10mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.10mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.17mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.17mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	0.19mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.20mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	44d	1	0.21mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.27mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	0.28mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.28mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.28mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.29mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	0.30mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	15d	1	0.30mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.31mi
947 Poinsettia San Antonio, TX	1.0	1.0	564	$595	$1.05	44d	1	0.33mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.34mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.34mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.34mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.35mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.35mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	44d	1	0.40mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.41mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.46mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.46mi
1615 Nolan St San Antonio, TX	1.0	1.0	978	$1,200	$1.23	11d	1	0.46mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.46mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	44d	1	0.47mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.50mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	44d	1	0.50mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	4d	1	0.51mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	15d	1	0.55mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.59mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.60mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.60mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.64mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	44d	1	0.64mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.64mi

Listing history 47 events

1. 2026-06-08
   statusdays on market $64,000 Pending 137 DOM
2. 2026-06-07
   days on market $64,000 Price Change 136 DOM
3. 2026-06-04
   days on market $64,000 Price Change 133 DOM
4. 2026-06-03
   days on market $64,000 Price Change 132 DOM
5. 2026-06-02
   days on market $64,000 Price Change 131 DOM
6. 2026-06-01
   pricestatusdays on market $64,000 Price Change 130 DOM
7. 2026-05-31
   days on market $79,900 Active 129 DOM
8. 2026-03-18
   price $79,900 178-char remark

   Show marketing remark (178 chars)

   Single Family property on East side of San Antonio, 2 Bedroom and 2 Bathroom. Near Ft Sam , SAMC. AT&T Center and ,Major highways. Sold As-is. Ceramic Tile, Tile in Bathrooms

9. 2026-01-27
   price $89,900 178-char remark

   Show marketing remark (178 chars)

   Single Family property on East side of San Antonio, 2 Bedroom and 2 Bathroom. Near Ft Sam , SAMC. AT&T Center and ,Major highways. Sold As-is. Ceramic Tile, Tile in Bathrooms

10. 2026-01-22
    listed $99,900 New 178-char remark

    Show marketing remark (178 chars)

    Single Family property on East side of San Antonio, 2 Bedroom and 2 Bathroom. Near Ft Sam , SAMC. AT&T Center and ,Major highways. Sold As-is. Ceramic Tile, Tile in Bathrooms

11. 2026-01-18
    historical
12. 2025-11-11
    price $99,900
13. 2025-09-26
    listed $105,900 New
14. 2024-09-20
    soldstatus
15. 2024-09-18
    soldstatus Sold
16. 2024-09-09
    status Pending
17. 2024-09-01
    status Option Pending
18. 2024-09-01
    status Active
19. 2024-08-29
    historical
20. 2024-05-29
    listed $125,000 Active
21. 2024-05-16
    historical
22. 2024-04-18
    status Active
23. 2024-03-25
    status Pending
24. 2024-03-16
    status Option Pending
25. 2024-03-01
    listed $125,000 Active
26. 2023-12-29
    historical
27. 2023-10-18
    price $125,000
28. 2023-09-20
    listed $140,000 Active
29. 2023-03-30
    soldstatus Sold
30. 2023-03-30
    soldstatus
31. 2023-03-26
    status Pending
32. 2023-02-26
    status Back on Market
33. 2023-02-05
    status Pending SB
34. 2022-12-01
    soldstatus
35. 2022-11-08
    price $110,000
36. 2022-11-05
    listed $115,000 New
37. 2022-07-05
    historical
38. 2022-06-26
    listed $142,500 New
39. 2021-04-01
    soldstatus
40. 2021-03-31
    soldstatus Sold
41. 2021-03-25
    historical Active Option
42. 2021-03-20
    listed $92,000 New
43. 2019-07-21
    historical
44. 2019-05-08
    price $78,000
45. 2019-04-30
    listed $85,000 New
46. 2019-04-29
    soldstatus
47. 2015-09-25
    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: $2,939 · $245/mo
• Projected year-2 tax: $2,939 · $245/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $14,333
• − Mortgage interest: −$3,585
• − Property taxes: −$2,939
• − Insurance: −$320
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,862
• Taxable income: $3,333
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,236/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

-6.0% since first listed

40 events — show timeline

• 2026-03-18 Price Changed $79,900 LERA
• 2026-01-27 Price Changed $89,900 LERA
• 2026-01-22 Listed $99,900 LERA
• 2026-01-18 Listing Removed — LERA
• 2025-11-11 Price Changed $99,900 LERA
• 2025-09-26 Listed $105,900 LERA
• 2024-09-20 Sold (Public Records) — Public Records
• 2024-09-18 Sold (MLS) — HARMLS
• 2024-09-09 Pending — HARMLS
• 2024-09-01 Pending — HARMLS
• 2024-09-01 Relisted — HARMLS
• 2024-08-29 Listing Removed — HARMLS
• 2024-05-29 Listed $125,000 HARMLS
• 2024-05-16 Listing Removed — HARMLS
• 2024-04-18 Relisted — HARMLS
• 2024-03-25 Pending — HARMLS
• 2024-03-16 Pending — HARMLS
• 2024-03-01 Listed $125,000 HARMLS
• 2023-12-29 Listing Removed — HARMLS
• 2023-10-18 Price Changed $125,000 HARMLS
• 2023-09-20 Listed $140,000 HARMLS
• 2023-03-30 Sold (MLS) — LERA
• 2023-03-30 Sold (Public Records) — Public Records
• 2023-03-26 Pending — LERA
• 2023-02-26 Relisted — LERA
• 2023-02-05 Pending — LERA
• 2022-12-01 Sold (Public Records) — Public Records
• 2022-11-08 Price Changed $110,000 LERA
• 2022-11-05 Listed $115,000 LERA
• 2022-07-05 Listing Removed — LERA
• 2022-06-26 Listed $142,500 LERA
• 2021-04-01 Sold (Public Records) — Public Records
• 2021-03-31 Sold (MLS) — LERA
• 2021-03-25 Contingent — LERA
• 2021-03-20 Listed $92,000 LERA
• 2019-07-21 Listing Removed — LERA
• 2019-05-08 Price Changed $78,000 LERA
• 2019-04-30 Listed $85,000 LERA
• 2019-04-29 Sold (Public Records) — Public Records
• 2015-09-25 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $2,939 · -2.5% YoY. Source: county tax records.