420 Belmont · San Antonio, TX 78202

$249,900

3 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 70 Days on market

Built 2017 6,969 sqft lot $168/sqft · 9% below area Est $275k · 9% under ↓ 6% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +11.6/15.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Cash flow +4.2/30.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

At 420 Belmont, charm and comfort come together in a home that feels inviting from the moment you arrive. A fenced front yard with established plants and mature landscaping creates welcoming curb appeal. Inside, an island kitchen and dining area flow naturally into a light-filled living room at the back of the home, while high vaulted ceilings add character and volume to the space. No carpet throughout offers easy maintenance and a clean, cohesive feel. Bedrooms feature spacious walk-in closets, and the overall layout balances functionality with comfort. Out back, a covered patio overlooks a double-layer deck and a large yard shaded by mature trees and enclosed by a privacy fence, offering plenty of room to relax, entertain, or enjoy the outdoors. Well-maintained and full of warmth, 420 Belmont offers comfortable indoor and outdoor living just minutes from downtown San Antonio, nearby parks, St. Philip's College, the Frost Bank Center, and the Pearl, placing some of the city's best destinations within easy reach.

Key facts

• Island kitchen
• No carpet
• Walk in closets

Tags

• FENCED FRONT YARD
• ISLAND KITCHEN
• LIGHT FILLED LIVING ROOM
• HIGH VAULTED CEILINGS
• NO CARPET
• WALK IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-673 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (47.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (36.7% below list).
• Recommended offer: $131k (47.6% below list) — sets the bar for cash-flow.

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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,029 (47.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.54%
• DSCR: 0.49
• GRM: 13.2

CMA / ARV

• ARV (median comp): $274,996
• List price: $249,900
• Delta: -9.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1414 Paso Hondo	0.16mi	3/2.0	1,456 (-2%)	3mo	$275,000	$189	86
1735 Center	0.25mi	3/2.0	1,538 (+3%)	4mo	$229,900	$149	79
910 Potomac	0.19mi	3/2.0	1,390 (-7%)	2mo	$130,000	$94	78
623 Belmont	0.29mi	3/2.0	1,355 (-9%)	0mo	$230,000	$170	72
2031 E Crockett	0.29mi	2/1.0 (-1)	1,416 (-5%)	1mo	$79,900	$56	68
1448 Montana	0.35mi	4/3.0 (+1)	1,562 (+5%)	1mo	$309,900	$198	65
139 Reichert St	0.63mi	3/2.0	1,447 (-3%)	2mo	$260,000	$180	65
2235 E Houston	0.51mi	4/2.0 (+1)	1,556 (+5%)	3mo	$110,000	$71	61
1048 Gibbs	0.34mi	3/2.0	1,280 (-14%)	1mo	$249,000	$195	60
2521 E Houston St 1	0.35mi	3/3.0	1,706 (+15%)	4mo	$175,000	$103	52
1502 Nolan St	0.70mi	3/2.0	1,625 (+9%)	1mo	$345,000	$212	51
1108 Center St	0.61mi	3/3.0	1,628 (+9%)	3mo	$324,000	$199	49

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: 17.5%
• Equity multiple: 2.45×
• Total profit: $101,752
• Equity at exit: $225,130

10-year hold

• IRR: 17.6%
• Equity multiple: 6.06×
• Total profit: $354,351
• Equity at exit: $485,501

Cash invested: $69,972 (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: 13.2×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$508 /mo · $6,101/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-673

Break-even live

Break-even rent $2,434

Max offer price $131,029

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	0.20mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.23mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	24d	1	0.25mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	43d	1	0.27mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	43d	1	0.28mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	43d	1	0.30mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.30mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	24d	1	0.31mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.31mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.32mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	14d	1	0.32mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	20d	1	0.34mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	24d	1	0.35mi
2346 Dakota St Unit 1101 San Antonio, TX	2.0	1.0	1728	$1,250	$0.72	16d	1	0.37mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	24d	1	0.40mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	43d	1	0.42mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	24d	1	0.42mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	22d	1	0.43mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	16d	1	0.44mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	4d	1	0.46mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	43d	1	0.49mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	0.51mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	17d	1	0.51mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	14d	1	0.56mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	17d	1	0.56mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	24d	1	0.57mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	0.57mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.59mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.60mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.62mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	43d	1	0.63mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.65mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.65mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.65mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	43d	1	0.66mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	43d	1	0.68mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.68mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	20d	1	0.69mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	14d	1	0.69mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	43d	1	0.72mi

Listing history 33 events

1. 2026-06-18
   days on market $249,900 Active 70 DOM
2. 2026-06-17
   days on market $249,900 Active 69 DOM
3. 2026-06-16
   days on market $249,900 Active 68 DOM
4. 2026-06-15
   days on market $249,900 Active 67 DOM
5. 2026-06-13
   statusdays on market $249,900 Active 65 DOM
6. 2026-06-09
   days on market $249,900 Price Change 61 DOM
7. 2026-06-08
   days on market $249,900 Price Change 60 DOM
8. 2026-06-07
   days on market $249,900 Price Change 59 DOM
9. 2026-06-04
   days on market $249,900 Price Change 56 DOM
10. 2026-06-03
    pricestatusdays on market $249,900 Price Change 55 DOM
11. 2026-06-02
    days on market $262,900 Active 54 DOM
12. 2026-06-01
    days on market $262,900 Active 53 DOM
13. 2026-05-31
    days on market $262,900 Active 52 DOM
14. 2026-04-09
    listed $262,900 New 1028-char remark

    Show marketing remark (1028 chars)

    At 420 Belmont, charm and comfort come together in a home that feels inviting from the moment you arrive. A fenced front yard with established plants and mature landscaping creates welcoming curb appeal. Inside, an island kitchen and dining area flow naturally into a light-filled living room at the back of the home, while high vaulted ceilings add character and volume to the space. No carpet throughout offers easy maintenance and a clean, cohesive feel. Bedrooms feature spacious walk-in closets, and the overall layout balances functionality with comfort. Out back, a covered patio overlooks a double-layer deck and a large yard shaded by mature trees and enclosed by a privacy fence, offering plenty of room to relax, entertain, or enjoy the outdoors. Well-maintained and full of warmth, 420 Belmont offers comfortable indoor and outdoor living just minutes from downtown San Antonio, nearby parks, St. Philip's College, the Frost Bank Center, and the Pearl, placing some of the city's best destinations within easy reach.

15. 2026-01-05
    historical
16. 2025-12-18
    price $289,900
17. 2025-11-20
    price $299,000
18. 2025-11-10
    price $315,000
19. 2025-10-04
    listed $335,000 New
20. 2023-02-28
    soldstatus Sold
21. 2023-02-28
    soldstatus
22. 2023-02-05
    status Pending
23. 2023-01-29
    historical Active Option
24. 2023-01-11
    price $250,000
25. 2022-10-21
    price $273,000
26. 2022-10-07
    price $270,000
27. 2022-10-07
    price $273,000
28. 2022-10-07
    price $270,000
29. 2022-10-07
    price $260,000
30. 2022-10-07
    price $255,000
31. 2022-10-06
    listed $280,000 New
32. 2018-01-17
    soldstatus
33. 2017-03-03
    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: $6,101 · $508/mo
• Projected year-2 tax: $6,101 · $508/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 ≥108°F today · 21 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: $18,990
• − Mortgage interest: −$13,998
• − Property taxes: −$6,101
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$7,270
• Taxable loss: −$12,667
• Est. tax savings @ 24.0%: +$3,040
• After-tax cash flow: $-5,035/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

-6.1% since first listed

20 events — show timeline

• 2026-04-09 Listed $262,900 LERA
• 2026-01-05 Listing Removed — LERA
• 2025-12-18 Price Changed $289,900 LERA
• 2025-11-20 Price Changed $299,000 LERA
• 2025-11-10 Price Changed $315,000 LERA
• 2025-10-04 Listed $335,000 LERA
• 2023-02-28 Sold (MLS) — LERA
• 2023-02-28 Sold (Public Records) — Public Records
• 2023-02-05 Pending — LERA
• 2023-01-29 Contingent — LERA
• 2023-01-11 Price Changed $250,000 LERA
• 2022-10-21 Price Changed $273,000 LERA
• 2022-10-07 Price Changed $255,000 LERA
• 2022-10-07 Price Changed $260,000 LERA
• 2022-10-07 Price Changed $270,000 LERA
• 2022-10-07 Price Changed $273,000 LERA
• 2022-10-07 Price Changed $270,000 LERA
• 2022-10-06 Listed $280,000 LERA
• 2018-01-17 Sold (Public Records) — Public Records
• 2017-03-03 Sold (Public Records) — Public Records

Property tax history

+90.4%/yr

Latest (2025): $6,101 · -14.8% YoY. Source: county tax records.