213 Pendleton Ave · San Antonio, TX 78204

$89,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 84 Days on market

Built 1915 3,123 sqft lot $118/sqft · 21% below area Est $112k · 21% under

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Why this score? — see what drove the A- 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks MLS

This home is not complete, but has a new roof and leveled foundation. This would make a great investment property or for someone to make it their own. Reasonably priced so the buyer can come make the needed updates and further construction. Cash only please.

Key facts

• Leveled foundation
• New roof
• 3,123 sq ft lot

Tags

• NEW ROOF
• LEVELED FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 soft (-1.4%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $10k of equity ($615 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 + 0.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.39% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (median comp): $112,137
• List price: $89,000
• Delta: -20.63%
• 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
206 Mercedes	0.39mi	2/1.0	809 (+7%)	2mo	$87,500	$108	69
209-211 Pendleton	0.01mi	1/1.0 (-1)	672 (-11%)	14mo	$150,000	$223	65
102 Noria	0.49mi	2/1.0	694 (-8%)	2mo	$49,900	$72	62
602 Chihuahua St	0.64mi	2/1.0	783 (+4%)	3mo	$125,000	$160	62
235 Noria St	0.66mi	3/1.0 (+1)	728 (-4%)	4mo	$130,000	$179	55
227 Noria St	0.65mi	2/1.0	696 (-8%)	4mo	$55,000	$79	53
410 Ceralvo	0.59mi	2/1.0	672 (-11%)	7mo	$84,999	$126	48
305 Jean St	0.61mi	3/1.0 (+1)	825 (+9%)	9mo	$199,999	$242	44
515 Pruitt Ave	0.48mi	3/1.0 (+1)	840 (+11%)	13mo	$84,900	$101	44
315 Jean St	0.64mi	3/1.5 (+1)	841 (+11%)	5mo	$139,998	$166	40
439 W Lubbock St	0.59mi	3/1.0 (+1)	838 (+11%)	11mo	$125,000	$149	40
634 Drake	0.74mi	2/1.0	840 (+11%)	10mo	$125,000	$149	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 3.60×
• Total profit: $64,807
• Equity at exit: $80,178

10-year hold

• IRR: 28.2%
• Equity multiple: 7.77×
• Total profit: $168,773
• Equity at exit: $172,907

Cash invested: $24,920 (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 78204

• Home prices YoY: 6.4%
• Rents YoY: -1.4%
• Active inventory: 96
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$467
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $313

Break-even live

Break-even rent $845

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $363	-5% $338	+0% $313	+5% $288	+10% $262
Rent	-10% $215	-5% $264	+0% $313	+5% $362	+10% $411
Rate	-1.0pp $358	-0.5pp $335	base $313	+0.5pp $290	+1.0pp $266

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	4d	1	0.13mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	4d	1	0.13mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	44d	1	0.24mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	0.40mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	19d	1	0.51mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	0.52mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	0.53mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	45d	1	0.58mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	0.59mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	0.63mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	3d	28	0.63mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	44d	1	0.65mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	0.68mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	0.72mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	0.73mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	21d	1	0.73mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	25d	1	0.73mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	5d	1	0.76mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	0.79mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	0.80mi
150 Bank St Unit C San Antonio, TX	1.0	1.0	600	$749	$1.25	21d	1	0.80mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	25d	3	0.81mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	0.81mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	17d	1	0.83mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	0.84mi
127 Clay #2 San Antonio, TX	1.0	1.0	936	$1,250	$1.34	44d	1	0.86mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$1,009	$1.52	12d	1	0.91mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$977	$1.55	4d	1	0.91mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	4d	1	0.91mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	2d	20	0.92mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	5d	1	0.92mi
411 E Lachapelle San Antonio, TX	2.0	2.0	770	$975	$1.27	23d	1	0.93mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	2d	32	0.94mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	4d	1	0.94mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	4d	1	0.94mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	0.97mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	4d	1	0.98mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	21d	1	0.98mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	0.98mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.00mi

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 84 DOM
2. 2026-06-18
   days on market $89,000 Active 81 DOM
3. 2026-06-17
   days on market $89,000 Active 80 DOM
4. 2026-06-16
   days on market $89,000 Active 79 DOM
5. 2026-06-15
   days on market $89,000 Active 78 DOM
6. 2026-06-13
   days on market $89,000 Active 76 DOM
7. 2026-06-09
   days on market $89,000 Active 72 DOM
8. 2026-06-08
   days on market $89,000 Active 71 DOM
9. 2026-06-07
   days on market $89,000 Active 70 DOM
10. 2026-06-04
    days on market $89,000 Active 67 DOM
11. 2026-06-03
    days on market $89,000 Active 66 DOM
12. 2026-06-02
    days on market $89,000 Active 65 DOM
13. 2026-06-01
    days on market $89,000 Active 64 DOM
14. 2026-05-31
    days on market $89,000 Active 63 DOM
15. 2026-03-29
    listed $89,000 New 258-char remark

    Show marketing remark (258 chars)

    This home is not complete, but has a new roof and leveled foundation. This would make a great investment property or for someone to make it their own. Reasonably priced so the buyer can come make the needed updates and further construction. Cash only please.

16. 2022-11-21
    soldstatus
17. 1996-07-01
    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: $1,961 · $163/mo
• Projected year-2 tax: $1,961 · $163/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 · 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: $14,886
• − Mortgage interest: −$4,985
• − Property taxes: −$1,961
• − Insurance: −$445
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,589
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,147/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): 11,983
• Household income: $60,255
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 545.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 37% White 15% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 14.91%
• Current HPI: 249.0597
• Rent YoY: ▼ -1.44%
• 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

3 events — show timeline

• 2026-03-29 Listed $89,000 LERA
• 2022-11-21 Sold (Public Records) — Public Records
• 1996-07-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,961 · +47.6% YoY. Source: county tax records.