1403 Brunswick · San Antonio, TX 78211

$99,900

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 187 Days on market

Built 1946 4,878 sqft lot $151/sqft · 16% below area Est $119k · 16% under

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Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +14.8/15.0
• DSCR +6.2/10.0
• 1% rule +5.8/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Key facts

• 4,878 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 152 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $242 of equity ($691 loan paydown + $-449 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1946 — 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: 1.08% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (median comp): $119,377
• List price: $99,900
• Delta: -16.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1243 W Harlan Ave	0.05mi	2/1.0	672 (+2%)	17mo	$50,000	$74	81
1556 Flanders	0.33mi	2/1.0	657 (-0%)	14mo	$125,400	$191	72
871 W Harlan	0.55mi	2/1.0	600 (-9%)	0mo	$110,000	$183	59
1254 Chalmers Ave	0.44mi	2/1.0	638 (-3%)	18mo	$75,000	$118	59
1011 Wagner Ave	0.62mi	2/1.0	672 (+2%)	22mo	$105,000	$156	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.08×
• Total profit: $2,335
• Equity at exit: $26,785

10-year hold

• IRR: 7.8%
• Equity multiple: 1.80×
• Total profit: $22,411
• Equity at exit: $30,472

Cash invested: $27,972 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,078 high
• Mortgage (P&I): −$524
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $115

Break-even live

Break-even rent $933

Max offer price $99,900

Occupancy floor 84%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	17d	1	0.35mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	43d	1	0.38mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	24d	1	0.56mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	0.82mi
806 McCauley Blvd San Antonio, TX	2.0	1.0	670	$895	$1.34	43d	1	1.18mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	43d	1	1.19mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	43d	1	1.23mi
2238 Interstate 35 Access Rd Unit 35 San Antonio, TX	1.0	1.0	638	$850	$1.33	43d	1	1.28mi
675 W Pyron Ave San Antonio, TX	2.0	1.0	672	$1,150	$1.71	24d	1	1.46mi
103 Stanley Ct Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	20d	1	1.47mi
107 Stanley Ct Apt 4 San Antonio, TX	1.0	1.0	375	$825	$2.20	4d	1	1.47mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	20d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 187 DOM
2. 2026-06-17
   days on market $99,900 Active 186 DOM
3. 2026-06-16
   days on market $99,900 Active 185 DOM
4. 2026-06-15
   days on market $99,900 Active 184 DOM
5. 2026-06-13
   days on market $99,900 Active 182 DOM
6. 2026-06-13
   days on market $99,900 Active 181 DOM
7. 2026-06-09
   days on market $99,900 Active 178 DOM
8. 2026-06-08
   days on market $99,900 Active 177 DOM
9. 2026-06-07
   days on market $99,900 Active 176 DOM
10. 2026-06-04
    days on market $99,900 Active 173 DOM
11. 2026-06-03
    days on market $99,900 Active 172 DOM
12. 2026-06-02
    days on market $99,900 Active 171 DOM
13. 2026-06-01
    days on market $99,900 Active 170 DOM
14. 2026-05-31
    days on market $99,900 Active 169 DOM
15. 2026-02-19
    status Back on Market
16. 2025-12-31
    historical
17. 2025-10-24
    listed $99,900 New
18. 2024-10-21
    historical
19. 2024-08-26
    price $100,000
20. 2024-08-18
    price $115,000
21. 2024-08-12
    listed $124,500 New
22. 2010-01-07
    soldstatus
23. 2010-01-04
    soldstatus
24. 2009-12-16
    historical
25. 2009-09-14
    listed $18,900
26. 2008-12-13
    historical
27. 2008-02-13
    listed $29,500
28. 2007-11-19
    soldstatus
29. 2006-03-09
    soldstatus
30. 2004-10-05
    soldstatus $25,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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: $12,942
• − Mortgage interest: −$5,596
• − Property taxes: −$2,062
• − Insurance: −$500
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,906
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,422/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+299.6% since first listed

16 events — show timeline

• 2026-02-19 Relisted — LERA
• 2025-12-31 Listing Removed — LERA
• 2025-10-24 Listed $99,900 LERA
• 2024-10-21 Listing Removed — LERA
• 2024-08-26 Price Changed $100,000 LERA
• 2024-08-18 Price Changed $115,000 LERA
• 2024-08-12 Listed $124,500 LERA
• 2010-01-07 Sold (Public Records) — Public Records
• 2010-01-04 Sold (MLS) — LERA
• 2009-12-16 Listing Removed — LERA
• 2009-09-14 Listed $18,900 LERA
• 2008-12-13 Listing Removed — LERA
• 2008-02-13 Listed $29,500 LERA
• 2007-11-19 Sold (Public Records) — Public Records
• 2006-03-09 Sold (Public Records) — Public Records
• 2004-10-05 Sold (Public Records) $25,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,062 · -5.0% YoY. Source: county tax records.