1721 Monterey St · San Antonio, TX 78207-4205

$135,000

4 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 101 Days on market

Built 1930 7,927 sqft lot $94/sqft · 19% below area Est $166k · 19% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• 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

Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

Key facts

• Out building
• Craftsman style home
• Metal roof

Tags

• CRAFTSMAN STYLE HOME
• GATED CORNER LOT
• UPDATED KITCHEN
• UPDATED BATHROOM
• METAL ROOF
• OUT BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 36 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 $5k of equity ($933 loan paydown + $4k 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 101 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $58k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 1.24% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (median comp): $166,454
• List price: $135,000
• Delta: -18.90%
• 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
2115 W Houston	0.21mi	3/2.0 (-1)	1,424 (-1%)	1mo	$229,900	$161	79
2214 W Cesar E Chavez	0.31mi	3/1.0 (-1)	1,512 (+5%)	7mo	$89,900	$59	66
2706 W W Cesar E Chavez Blvd	0.17mi	4/2.0	1,504 (+5%)	17mo	$150,000	$100	66
509 S Navidad	0.36mi	3/2.0 (-1)	1,512 (+5%)	3mo	$140,000	$93	63
2219 Saunders Ave	0.35mi	3/1.0 (-1)	1,560 (+8%)	11mo	$175,000	$112	55
2406 W Martin St	0.40mi	3/1.0 (-1)	1,326 (-8%)	14mo	$114,900	$87	52
3023 W Travis	0.75mi	3/2.0 (-1)	1,476 (+3%)	3mo	$199,900	$135	49
2006 San Luis St	0.30mi	3/1.0 (-1)	1,314 (-9%)	21mo	$39,900	$30	49
1614 W Martin	0.58mi	3/1.0 (-1)	1,276 (-11%)	1mo	$129,900	$102	48
2606 W Travis St	0.44mi	3/1.0 (-1)	1,266 (-12%)	11mo	$134,900	$107	45
1111 Perez St	0.57mi	4/2.0	1,312 (-9%)	14mo	$175,000	$133	43
2015 Vera Cruz	0.72mi	3/2.0 (-1)	1,266 (-12%)	9mo	$229,000	$181	30

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: 13.8%
• Equity multiple: 1.79×
• Total profit: $29,845
• Equity at exit: $60,702

10-year hold

• IRR: 15.7%
• Equity multiple: 3.32×
• Total profit: $87,613
• Equity at exit: $93,549

Cash invested: $37,800 (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 78207-4205

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

Monthly cashflow live

• Estimated rent: $1,680 high
• Mortgage (P&I): −$708
• Tax from tax record: −$352 /mo · $4,221/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $211

Break-even live

Break-even rent $1,413

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $288	-5% $249	+0% $211	+5% $173	+10% $135
Rent	-10% $78	-5% $145	+0% $211	+5% $277	+10% $344
Rate	-1.0pp $279	-0.5pp $245	base $211	+0.5pp $176	+1.0pp $141

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	5d	1	0.16mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	11d	1	0.25mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	44d	1	0.25mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.26mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.47mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	24d	1	0.48mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.53mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	0.54mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	0.68mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.72mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	24d	1	0.73mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.74mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	0.77mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	0.88mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	2d	32	0.94mi
939 S Frio St Unit 3294 San Antonio, TX	3.0	2.0	1737	$2,277	$1.31	3d	1	0.94mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.96mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.99mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	44d	1	1.18mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	1.21mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	2d	39	1.23mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	1.23mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	1.23mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	1.23mi
3610 Palmwood Ter San Antonio, TX	4.0	2.0	1634	$1,799	$1.10	44d	1	1.24mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.24mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	1.25mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	1.30mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	44d	1	1.30mi
308 Keller St San Antonio, TX	3.0	2.0	1296	$3,400	$2.62	44d	1	1.32mi
305 Keller St Unit NA San Antonio, TX	3.0	2.0	1200	$1,800	$1.50	15d	1	1.32mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	5d	1	1.33mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.39mi
203 Nogalitos St #5 San Antonio, TX	3.0	2.5	1872	$3,100	$1.66	24d	1	1.45mi
415 Furnish Ave San Antonio, TX	3.0	2.0	1670	$1,995	$1.19	18d	1	1.47mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	2d	101	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $135,000 Active 101 DOM
2. 2026-06-17
   days on market $135,000 Active 100 DOM
3. 2026-06-16
   days on market $135,000 Active 99 DOM
4. 2026-06-15
   statusdays on market $135,000 Active 98 DOM
5. 2026-06-13
   days on market $135,000 Back on Market 96 DOM
6. 2026-06-09
   days on market $135,000 Back on Market 92 DOM
7. 2026-06-08
   days on market $135,000 Back on Market 91 DOM
8. 2026-06-07
   statusdays on market $135,000 Back on Market 90 DOM
9. 2026-06-04
   statusdays on market $135,000 Active Option 87 DOM
10. 2026-06-03
    days on market $135,000 Active 86 DOM
11. 2026-06-02
    days on market $135,000 Active 85 DOM
12. 2026-06-01
    days on market $135,000 Active 84 DOM
13. 2026-05-31
    days on market $135,000 Active 83 DOM
14. 2026-05-15
    price $135,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

15. 2026-05-14
    price $140,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

16. 2026-05-11
    price $145,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

17. 2026-05-01
    price $155,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

18. 2026-04-19
    price $175,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

19. 2026-04-13
    price $179,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

20. 2026-03-23
    price $185,000 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

21. 2026-03-09
    listed $192,800 New 544-char remark

    Show marketing remark (544 chars)

    Centrally located Craftsman Style home on a gated corner lot. Step into this beautiful home where timeless architecture, meets modern conveniences. This property isn't just a home, it is an investment in your lifestyle and future. Property features 3 large bedrooms, 1.5 baths, 2 covered patios, metal roof and out building. Updated kitchen and bathroom. Central air, original wood flooring- High ceilings throughout. Lots of natural light. This property is perfectly situated in an area primed for growth and future development. Welcome home!

22. 2024-03-28
    historical
23. 2024-02-13
    price $180,000
24. 2024-01-24
    price $185,000
25. 2024-01-02
    listed $192,500 New
26. 2021-09-27
    soldstatus
27. 2021-01-19
    soldstatus
28. 2020-11-12
    soldstatus
29. 2020-11-06
    soldstatus Sold
30. 2020-11-06
    status Pending
31. 2020-10-28
    historical Active Option
32. 2020-10-20
    status Back on Market
33. 2020-10-09
    historical Active Option
34. 2020-10-05
    listed $135,000 New
35. 2015-03-11
    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: $4,221 · $352/mo
• Projected year-2 tax: $4,221 · $352/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 6 d/yr ≥109°F today · 17 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: $20,158
• − Mortgage interest: −$7,562
• − Property taxes: −$4,221
• − Insurance: −$675
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$3,927
• Taxable income: $547
• Est. tax owed @ 24.0%: −$131
• After-tax cash flow: $2,402/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

+0.0% since first listed

22 events — show timeline

• 2026-05-15 Price Changed $135,000 LERA
• 2026-05-14 Price Changed $140,000 LERA
• 2026-05-11 Price Changed $145,000 LERA
• 2026-05-01 Price Changed $155,000 LERA
• 2026-04-19 Price Changed $175,000 LERA
• 2026-04-13 Price Changed $179,000 LERA
• 2026-03-23 Price Changed $185,000 LERA
• 2026-03-09 Listed $192,800 LERA
• 2024-03-28 Listing Removed — LERA
• 2024-02-13 Price Changed $180,000 LERA
• 2024-01-24 Price Changed $185,000 LERA
• 2024-01-02 Listed $192,500 LERA
• 2021-09-27 Sold (Public Records) — Public Records
• 2021-01-19 Sold (Public Records) — Public Records
• 2020-11-12 Sold (Public Records) — Public Records
• 2020-11-06 Sold (MLS) — LERA
• 2020-11-06 Pending — LERA
• 2020-10-28 Contingent — LERA
• 2020-10-20 Relisted — LERA
• 2020-10-09 Contingent — LERA
• 2020-10-05 Listed $135,000 LERA
• 2015-03-11 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,221 · -4.1% YoY. Source: county tax records.