416 Hazel · San Antonio, TX 78207

$87,470

2 bd · 1.0 ba · 702 sqft · SingleFamily public records · 241 Days on market

Built 1945 9,408 sqft lot $125/sqft · at area comps Est $89k · at est. ↓ 12% since listing

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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 +24.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +8.1/10.0
• 1% rule +7.8/10.0
• 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

Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

Key facts

• 9,408 sq ft lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 fast (+7.7%/yr); 154 active listings in the ZIP; 26 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).
• This rent runs 41% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($604 loan paydown + $9k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1945 — 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 $76,973 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 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 1945 — 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: 1.28% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 6.5

CMA / ARV

• ARV (median comp): $89,009
• List price: $87,470
• Delta: -1.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Noria St	0.11mi	2/1.0	696 (-1%)	4mo	$55,000	$79	90
102 Noria	0.17mi	2/1.0	694 (-1%)	2mo	$49,900	$72	89
410 Ceralvo	0.08mi	2/1.0	672 (-4%)	7mo	$84,999	$126	83
235 Noria St	0.11mi	3/1.0 (+1)	728 (+4%)	4mo	$130,000	$179	80
530 Ceralvo	0.19mi	2/1.0	676 (-4%)	16mo	$65,000	$96	72
350 Madero	0.38mi	2/1.0	674 (-4%)	10mo	$39,900	$59	67
360 Madero St	0.39mi	2/1.0	680 (-3%)	13mo	$100,000	$147	66
818 Angela	0.61mi	1/1.0 (-1)	680 (-3%)	4mo	$65,000	$96	58
207 Goodwin	0.33mi	2/1.0	600 (-14%)	14mo	$109,000	$182	48
209-211 Pendleton	0.62mi	1/1.0 (-1)	672 (-4%)	14mo	$150,000	$223	48
1815 Vera Cruz	0.70mi	2/1.0	768 (+9%)	17mo	$109,900	$143	38

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: 33.4%
• Equity multiple: 3.67×
• Total profit: $65,322
• Equity at exit: $78,800

10-year hold

• IRR: 30.6%
• Equity multiple: 9.03×
• Total profit: $196,771
• Equity at exit: $169,935

Cash invested: $24,492 (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: 154
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$459
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $189

Break-even live

Break-even rent $883

Max offer price $87,470

Occupancy floor 78%

Sensitivity live

Price	-10% $238	-5% $213	+0% $189	+5% $164	+10% $139
Rent	-10% $100	-5% $144	+0% $189	+5% $233	+10% $277
Rate	-1.0pp $233	-0.5pp $211	base $189	+0.5pp $166	+1.0pp $143

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: $21,868
• Closing costs: $2,624
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.34mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	0.40mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	3d	1	0.73mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	5d	1	0.86mi
330 Barrett Pl San Antonio, TX	1.0	1.0	400	$900	$2.25	13d	1	0.87mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	1.02mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	3d	28	1.03mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	1.09mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	4d	1	1.09mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	18d	1	1.13mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	44d	1	1.16mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	45d	1	1.19mi
302 W Cevallos Unit 2 San Antonio, TX	1.0	1.0	400	$1,250	$3.12	44d	1	1.21mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	1.21mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$1,009	$1.52	11d	1	1.26mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$977	$1.55	3d	1	1.26mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	2d	32	1.28mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	24d	1	1.35mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	17d	1	1.37mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	24d	3	1.41mi
150 Bank St Unit C San Antonio, TX	1.0	1.0	600	$749	$1.25	20d	1	1.41mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	1.41mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	44d	1	1.47mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	2d	20	1.48mi
112 Oelkers San Antonio, TX	1.0	1.0	420	$1,100	$2.62	4d	1	1.49mi
112 Oelkers St Unit 2 San Antonio, TX	1.0	1.0	375	$950	$2.53	44d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $87,470 Active 241 DOM
2. 2026-06-17
   days on market $87,470 Active 240 DOM
3. 2026-06-16
   days on market $87,470 Active 239 DOM
4. 2026-06-15
   days on market $87,470 Active 238 DOM
5. 2026-06-13
   days on market $87,470 Active 236 DOM
6. 2026-06-09
   days on market $87,470 Active 232 DOM
7. 2026-06-08
   days on market $87,470 Active 231 DOM
8. 2026-06-07
   days on market $87,470 Active 230 DOM
9. 2026-06-04
   days on market $87,470 Active 227 DOM
10. 2026-06-03
    days on market $87,470 Active 226 DOM
11. 2026-06-02
    days on market $87,470 Active 225 DOM
12. 2026-06-01
    days on market $87,470 Active 224 DOM
13. 2026-05-31
    days on market $87,470 Active 223 DOM
14. 2026-03-18
    status Back on Market 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

15. 2026-03-11
    historical Active Option 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

16. 2026-02-28
    status Back on Market 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

17. 2026-02-21
    historical Active Option 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

18. 2026-02-01
    price $87,470 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

19. 2025-10-20
    listed $99,000 New 422-char remark

    Show marketing remark (422 chars)

    Located in a rapidly growing area, near downtown San Antonio. This 2-bedroom, 1-bath property offers a prime chance to create something truly special. This home is awaiting your vision and creativity to bring it into its full glory. Savvy buyers, this is your chance to invest in a home with great bones and a promising future. This is a chance to be part of something special, the revitalization of downtown San Antonio.

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,428 · $202/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 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: $13,460
• − Mortgage interest: −$4,900
• − Property taxes: −$2,428
• − Insurance: −$437
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$2,545
• Taxable income: $997
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $2,025/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

-11.6% since first listed

6 events — show timeline

• 2026-03-18 Relisted — LERA
• 2026-03-11 Contingent — LERA
• 2026-02-28 Relisted — LERA
• 2026-02-21 Contingent — LERA
• 2026-02-01 Price Changed $87,470 LERA
• 2025-10-20 Listed $99,000 LERA

Property tax history

+8.4%/yr

Latest (2025): $2,428 · +0.0% YoY. Source: county tax records.