2502 Salinas · San Antonio, TX 78207

$130,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 308 Days on market

Built 2005 1,437 sqft lot $114/sqft · 23% below area Est $168k · 23% under ↓ 26% 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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• 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

Charming corner lot home conveniently located 2 miles from downtown attractions! The house was rebuilt in 2005, making it one of the youngest ones in the area. The primary bedroom and bathroom are on the main level for your convenience, and upstairs you will find the second bedroom with a massive walk-in closet (could be an office or study). The eat-in kitchen opens into the dining room and living room. Come see this great home today!

Key facts

• Walk-in closet
• Living room
• Dining room

Tags

• CORNER LOT
• WALK-IN CLOSET
• EAT-IN KITCHEN
• DINING ROOM
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,352/mo this rent would consume 50% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($114k) 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: major wind risk, 77% 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 $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 308 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

• ARV (median comp): $168,059
• List price: $130,000
• Delta: -22.65%
• 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
902 Ruiz	0.42mi	3/1.0 (+1)	1,150 (+1%)	8mo	$105,000	$91	67
751 Rivas	0.63mi	2/1.0	1,111 (-2%)	1mo	$110,000	$99	66
823 N Trinity St	0.40mi	3/1.0 (+1)	1,064 (-6%)	8mo	$129,000	$121	59
819 N Hamilton Ave	0.73mi	3/1.0 (+1)	1,144 (+1%)	2mo	$55,000	$48	59
2811 W Travis	0.31mi	3/2.0 (+1)	1,215 (+7%)	8mo	$189,000	$156	59
3003 W Travis	0.45mi	3/2.0 (+1)	1,110 (-2%)	9mo	$130,000	$117	59
2710 W Cesar E Chavez	0.62mi	3/2.0 (+1)	1,190 (+5%)	2mo	$120,000	$101	52
1825 El Paso	0.70mi	2/1.0	1,200 (+6%)	8mo	$89,111	$74	51
102 S Rosillo	0.34mi	3/2.0 (+1)	984 (-13%)	6mo	$75,000	$76	48
1614 W Martin	0.66mi	3/1.0 (+1)	1,276 (+12%)	1mo	$129,900	$102	43
945 Delgado	0.55mi	3/1.0 (+1)	987 (-13%)	7mo	$50,000	$51	42
3523 W Martin	0.68mi	3/2.0 (+1)	1,232 (+8%)	8mo	$85,000	$69	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: 29.1%
• Equity multiple: 3.34×
• Total profit: $85,249
• Equity at exit: $117,114

10-year hold

• IRR: 26.8%
• Equity multiple: 8.19×
• Total profit: $261,656
• Equity at exit: $252,561

Cash invested: $36,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$682
• Tax from tax record: −$212 /mo · $2,547/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $120

Break-even live

Break-even rent $1,200

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	0.20mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	4d	1	0.22mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	0.33mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	0.33mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	44d	1	0.38mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.39mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	0.43mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	44d	1	0.50mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	0.51mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	0.52mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	0.55mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	4d	1	0.55mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.63mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.65mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	0.67mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.68mi
610 Ruiz St Unit 2 San Antonio, TX	1.0	1.0	1380	$695	$0.50	18d	1	0.70mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	4d	1	0.73mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	0.77mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.82mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.85mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	24d	1	0.85mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.85mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	0.85mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.87mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	0.92mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	11d	1	0.94mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	3d	1	0.94mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	0.94mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	18d	1	0.94mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	44d	1	1.00mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	1.02mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	1.06mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	1.16mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	1.16mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	24d	1	1.17mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	44d	1	1.19mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	16d	1	1.19mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	1.22mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	3d	2	1.22mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 308 DOM
2. 2026-06-17
   days on market $130,000 Active 307 DOM
3. 2026-06-16
   days on market $130,000 Active 306 DOM
4. 2026-06-15
   days on market $130,000 Active 305 DOM
5. 2026-06-13
   days on market $130,000 Active 303 DOM
6. 2026-06-09
   days on market $130,000 Active 299 DOM
7. 2026-06-08
   days on market $130,000 Active 298 DOM
8. 2026-06-07
   days on market $130,000 Active 297 DOM
9. 2026-06-04
   days on market $130,000 Active 294 DOM
10. 2026-06-03
    days on market $130,000 Active 293 DOM
11. 2026-06-02
    days on market $130,000 Active 292 DOM
12. 2026-06-01
    days on market $130,000 Active 291 DOM
13. 2026-05-31
    days on market $130,000 Active 290 DOM
14. 2025-08-14
    listed $130,000 New 438-char remark

    Show marketing remark (438 chars)

    Charming corner lot home conveniently located 2 miles from downtown attractions! The house was rebuilt in 2005, making it one of the youngest ones in the area. The primary bedroom and bathroom are on the main level for your convenience, and upstairs you will find the second bedroom with a massive walk-in closet (could be an office or study). The eat-in kitchen opens into the dining room and living room. Come see this great home today!

15. 2023-04-18
    historical
16. 2023-03-17
    listed $161,500 New
17. 2023-02-03
    historical
18. 2022-09-01
    price $161,500
19. 2022-08-04
    listed $175,000 New
20. 2005-09-19
    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: $2,547 · $212/mo
• Projected year-2 tax: $2,547 · $212/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 · 21 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: $16,227
• − Mortgage interest: −$7,282
• − Property taxes: −$2,547
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,782
• Taxable loss: −$630
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $1,593/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

-25.7% since first listed

7 events — show timeline

• 2025-08-14 Listed $130,000 LERA
• 2023-04-18 Listing Removed — LERA
• 2023-03-17 Listed $161,500 LERA
• 2023-02-03 Listing Removed — LERA
• 2022-09-01 Price Changed $161,500 LERA
• 2022-08-04 Listed $175,000 LERA
• 2005-09-19 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,547 · +10.0% YoY. Source: county tax records.