450 Avant Ave · San Antonio, TX 78210

$69,999

2 bd · 1.0 ba · 1,293 sqft · SingleFamily public records · 48 Days on market

Built 1928 7,492 sqft lot $54/sqft · 60% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The most affordable home to hit the market in Highland Park in over two years. Nothing has been priced this low across active, sold, expired, or canceled listings in at least 24 months. Priced for a full renovation and ready for your vision. Two bedroom, one bath stone home on a generous 7,500 sqft lot in one of San Antonio's hottest revitalizing neighborhoods, minutes from downtown. 1,293 sqft of classic 1928 construction with stone exterior, central A/C, forced air heat, and pier & beam foundation. Incredible opportunity for investors, flippers, and builders looking to create serious equity in a neighborhood with strong appreciation. Fix and flip it, rent it, or make it your own. Sold strictly AS IS WHERE IS. No repairs. No inspections. No survey. Exempt from Seller's Disclosure. Buyer responsible for verifying all taxes, measurements, dimensions, and data. Room sizes not available. Proper footwear recommended when viewing. At this price in Highland Park, this will not last. Schedule your showing today.

Key facts

• Generous lot
• Stone home
• Forced air heat

Tags

• STONE HOME
• GENEROUS LOT
• CLASSIC CONSTRUCTION
• STONE EXTERIOR
• CENTRAL A/C
• FORCED AIR HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 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 (+1.1%/yr); 269 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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 $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 2.10% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.52%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $174,115
• List price: $69,999
• Delta: -59.80%
• 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
1434 Hicks Ave	0.33mi	3/1.0 (+1)	1,340 (+4%)	0mo	$150,000	$112	73
738 Avant	0.37mi	3/2.0 (+1)	1,306 (+1%)	1mo	$224,999	$172	71
543 Kayton	0.22mi	2/1.0	1,144 (-12%)	2mo	$175,500	$153	69
1411 Mckinley	0.22mi	3/1.0 (+1)	1,420 (+10%)	2mo	$229,900	$162	66
810 Avant Ave	0.44mi	3/2.0 (+1)	1,265 (-2%)	3mo	$245,000	$194	65
715 Avant	0.31mi	2/2.0	1,136 (-12%)	2mo	$210,000	$185	59
314 Haggin	0.50mi	3/1.0 (+1)	1,227 (-5%)	6mo	$172,900	$141	58
902 Bailey	0.56mi	3/2.0 (+1)	1,312 (+2%)	6mo	$297,900	$227	58
934 Schley	0.40mi	3/1.0 (+1)	1,124 (-13%)	3mo	$99,900	$89	52
743 Avant	0.38mi	3/2.0 (+1)	1,152 (-11%)	5mo	$235,000	$204	51
211 Bailey Ave	0.32mi	3/2.0 (+1)	1,454 (+12%)	6mo	$379,000	$261	50
1411 E Highland Blvd	0.72mi	2/1.0	1,407 (+9%)	4mo	$215,000	$153	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.07% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.48×
• Total profit: $29,070
• Equity at exit: $10,437

10-year hold

• IRR: 41.6%
• Equity multiple: 4.57×
• Total profit: $69,960
• Equity at exit: $6,052

Cash invested: $19,600 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $678

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 49%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Avant Ave San Antonio, TX	1.0	1.0	956	$700	$0.73	2d	1	0.06mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	43d	1	0.08mi
523 Bailey Ave San Antonio, TX	2.0	2.0	960	$1,500	$1.56	23d	1	0.10mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	23d	1	0.14mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.17mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	0.24mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	43d	1	0.24mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	23d	1	0.25mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	23d	1	0.30mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	1d	1	0.30mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	43d	1	0.32mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	23d	1	0.33mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	43d	1	0.34mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	23d	1	0.34mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	17d	1	0.35mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	43d	1	0.36mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	23d	1	0.50mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.52mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	43d	1	0.60mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	23d	1	0.62mi
518 Topeka Blvd San Antonio, TX	3.0	2.0	1135	$1,375	$1.21	23d	1	0.65mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	23d	1	0.65mi
534 Chicago Blvd Unit NA San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	17d	1	0.69mi
534 Chicago Blvd San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	19d	1	0.69mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	43d	1	0.69mi
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	23d	1	0.72mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	43d	1	0.73mi
1811 McKinley Ave San Antonio, TX	2.0	2.0	1248	$975	$0.78	2d	1	0.74mi
1811 McKinley Ave San Antonio, TX	1.0	1.0	1248	$975	$0.78	1d	1	0.74mi
704 Fair Ave Unit 200 San Antonio, TX	2.0	1.5	1600	$1,200	$0.75	23d	1	0.76mi
318 Denver Blvd Unit 2 San Antonio, TX	1.0	1.0	1560	$1,100	$0.71	43d	1	0.77mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.79mi
1146 S Olive St San Antonio, TX	2.0	2.0	1276	$1,800	$1.41	4d	1	0.81mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	43d	1	0.87mi
618 Porter St San Antonio, TX	1.0	1.0	1360	$895	$0.66	4d	1	0.88mi
1221 Delaware St San Antonio, TX	1.0	1.0	1300	$1,200	$0.92	43d	1	0.90mi
730 E Carolina St San Antonio, TX	1.0	1.0	1176	$700	$0.60	23d	1	0.91mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	23d	1	0.92mi
134 Lilla Jean Dr San Antonio, TX	3.0	2.0	1349	$1,595	$1.18	23d	1	0.93mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	43d	1	0.93mi

Listing history 1 events

1. 2026-04-12
   listed $69,999 New 1036-char remark

   Show marketing remark (1036 chars)

   The most affordable home to hit the market in Highland Park in over two years. Nothing has been priced this low across active, sold, expired, or canceled listings in at least 24 months. Priced for a full renovation and ready for your vision. Two bedroom, one bath stone home on a generous 7,500 sqft lot in one of San Antonio's hottest revitalizing neighborhoods, minutes from downtown. 1,293 sqft of classic 1928 construction with stone exterior, central A/C, forced air heat, and pier & beam foundation. Incredible opportunity for investors, flippers, and builders looking to create serious equity in a neighborhood with strong appreciation. Fix and flip it, rent it, or make it your own. Sold strictly AS IS WHERE IS. No repairs. No inspections. No survey. Exempt from Seller's Disclosure. Buyer responsible for verifying all taxes, measurements, dimensions, and data. Room sizes not available. Proper footwear recommended when viewing. At this price in Highland Park, this will not last. Schedule your showing today.

ⓘ 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 ≥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: $17,649
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$2,036
• Taxable income: $7,468
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $6,346/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

1 event — show timeline

• 2026-04-12 Listed $69,999 LERA

Property tax history

+6.6%/yr

Latest (2025): $3,524 · +28.7% YoY. Source: county tax records.