1315 Alametos · San Antonio, TX 78201-3618

$165,000

4 bd · 2.0 ba · 2,448 sqft · SingleFamily public records · 522 Days on market

Built 1941 9,016 sqft lot $67/sqft · 37% below area Est $262k · 37% under ↓ 44% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

Key facts

• Covered parking
• Wrought iron fence
• 9,016 sq ft lot

Tags

• VERSATILE LIVING SPACE
• ADJOINING LOT INCLUDED
• COVERED PARKING
• WROUGHT IRON FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 1 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 522 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $130k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.78%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $262,497
• List price: $165,000
• Delta: -37.14%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Alametos	0.00mi	5/3.5 (+1)	2,448 (0%)	1mo	$165,000	$67	88

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.11×
• Total profit: $51,235
• Equity at exit: $74,191

10-year hold

• IRR: 20.7%
• Equity multiple: 4.00×
• Total profit: $138,557
• Equity at exit: $114,337

Cash invested: $46,200 (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 78201-3618

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $492

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 71%

Sensitivity live

Price	-10% $606	-5% $549	+0% $492	+5% $435	+10% $378
Rent	-10% $329	-5% $410	+0% $492	+5% $573	+10% $655
Rate	-1.0pp $575	-0.5pp $534	base $492	+0.5pp $449	+1.0pp $406

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
542 Thorain Blvd Unit 1 San Antonio, TX	3.0	1.0	1935	$1,450	$0.75	24d	1	0.68mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	24d	1	1.11mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	44d	1	1.11mi
244 W Hermosa Dr San Antonio, TX	3.0	2.0	1664	$2,245	$1.35	5d	1	1.13mi
944 Fulton Ave San Antonio, TX	3.0	2.0	1732	$2,650	$1.53	18d	1	1.14mi
1031 W Gramercy Pl San Antonio, TX	3.0	2.0	1576	$2,195	$1.39	13d	1	1.15mi
931 W Gramercy Pl San Antonio, TX	3.0	2.0	1755	$2,295	$1.31	24d	1	1.19mi
254 Quentin Dr San Antonio, TX	3.0	1.5	2025	$2,000	$0.99	24d	1	1.24mi
331 Clarence St San Antonio, TX	4.0	2.0	1678	$1,965	$1.17	11d	1	1.27mi
418 W Rosewood Ave San Antonio, TX	3.0	2.0	2100	$2,499	$1.19	24d	1	1.28mi
97 Denton Dr San Antonio, TX	3.0	2.0	1672	$1,750	$1.05	24d	1	1.32mi
204 Lovera Blvd San Antonio, TX	3.0	2.0	1859	$2,500	$1.34	10d	1	1.34mi
405 Quentin Dr San Antonio, TX	4.0	3.0	2085	$2,100	$1.01	24d	1	1.45mi
415 North Dr San Antonio, TX	4.0	2.0	1795	$1,600	$0.89	21d	1	1.47mi
130 Melrose Pl San Antonio, TX	3.0	1.0–2.5	1230	$1,865	$1.52	4d	22	1.49mi

Listing history 15 events

1. 2026-05-10
   historical Active Option 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

2. 2026-04-10
   price $165,000 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

3. 2026-04-10
   status Back on Market 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

4. 2026-02-27
   status Pending 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

5. 2026-02-07
   historical Active Option 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

6. 2025-12-30
   price $185,000 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

7. 2025-10-16
   price $200,000 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

8. 2025-08-28
   price $210,000 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

9. 2025-06-01
   status Back on Market 785-char remark

   Show marketing remark (785 chars)

   This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

10. 2025-05-31
    historical 785-char remark

    Show marketing remark (785 chars)

    This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

11. 2025-05-20
    price $225,000 785-char remark

    Show marketing remark (785 chars)

    This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

12. 2025-03-14
    price $250,000 785-char remark

    Show marketing remark (785 chars)

    This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

13. 2024-12-24
    price $280,000 785-char remark

    Show marketing remark (785 chars)

    This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

14. 2024-11-02
    listed $295,000 New 785-char remark

    Show marketing remark (785 chars)

    This expansive property also INCLUDES THE ADJOINING LOT at 1311 Alametos, giving you even more room to envision and create. It's a rare opportunity to own a truly unique property with endless potential! 1315 Alametos offers a spacious primary residence along with two additions, creating a versatile space ideal for multi-functional living or investment. With features such as covered parking, a wrought iron fence, and a fantastic location near IH10 and 410, you're just moments from downtown San Antonio's shopping, dining, and entertainment. Owned by one family and full of character, this residence is ready for new owners to transform it and build memories for years to come. Bring your vision and make this home truly grand again! SELLER WILL ENTERTAIN SELLER FINANCING OFFERS!

15. 2018-10-09
    soldstatus

ⓘ 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 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,792
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$4,800
• Taxable income: $3,483
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $5,067/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-44.1% since first listed

15 events — show timeline

• 2026-05-10 Contingent — LERA
• 2026-04-10 Price Changed $165,000 LERA
• 2026-04-10 Relisted — LERA
• 2026-02-27 Pending — LERA
• 2026-02-07 Contingent — LERA
• 2025-12-30 Price Changed $185,000 LERA
• 2025-10-16 Price Changed $200,000 LERA
• 2025-08-28 Price Changed $210,000 LERA
• 2025-06-01 Relisted — LERA
• 2025-05-31 Listing Removed — LERA
• 2025-05-20 Price Changed $225,000 LERA
• 2025-03-14 Price Changed $250,000 LERA
• 2024-12-24 Price Changed $280,000 LERA
• 2024-11-02 Listed $295,000 LERA
• 2018-10-09 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $8,317 · +0.0% YoY. Source: county tax records.