917 San Francisco · San Antonio, TX 78201

$125,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 134 Days on market

Built 1948 8,015 sqft lot $94/sqft · 41% below area Est $211k · 41% under ↓ 11% 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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +8.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

****Seller now considering Owner Financing**** Prime investment opportunity! This 3-bedroom, 2-bath home is centrally located with quick access to major highways and just minutes from downtown. Ideal for investors or buyers looking to renovate and build equity. Strong location, solid layout, and endless potential make this a deal worth exploring. This home is zoned as multi family and layout is currently used as multi family.

Key facts

• Centrally located
• 8,015 sq ft lot
• Garage

Tags

• CENTRALLY LOCATED
• QUICK ACCESS TO MAJOR HIGHWAYS
• MINUTES FROM DOWNTOWN
• ZONED AS MULTI FAMILY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+2.8%/yr); 172 active listings in the ZIP; 40 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).
• This rent runs 42% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1948 — 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: 1.33% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 6.3

CMA / ARV

• ARV (median comp): $211,275
• List price: $125,000
• Delta: -40.84%
• 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
627 W Ridgewood	0.31mi	3/2.0	1,341 (+1%)	1mo	$249,900	$186	82
924 W Rosewood	0.31mi	3/2.0	1,409 (+6%)	4mo	$339,000	$241	72
915 W Rosewood	0.27mi	3/2.0	1,448 (+9%)	1mo	$269,900	$186	71
1026 W Lynwood	0.40mi	3/2.0	1,428 (+8%)	5mo	$209,000	$146	64
1128 Fulton Ave	0.58mi	3/2.0	1,252 (-5%)	1mo	$179,900	$144	63
947 W Agarita	0.75mi	3/2.0	1,370 (+4%)	2mo	$397,000	$290	58
514 Fresno	0.54mi	4/2.0 (+1)	1,400 (+6%)	6mo	$198,500	$142	55
439 Viendo	0.73mi	3/1.0	1,284 (-3%)	4mo	$184,900	$144	53
513 W Rosewood	0.51mi	2/2.0 (-1)	1,192 (-10%)	4mo	$315,000	$264	51
331 S Audubon Dr	0.72mi	3/1.0	1,243 (-6%)	4mo	$199,500	$160	48
1029 Fulton Ave	0.50mi	2/1.0 (-1)	1,154 (-13%)	3mo	$159,999	$139	44
315 W Lullwood	0.66mi	3/2.0	1,506 (+14%)	6mo	$425,000	$282	41

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,326
• Equity at exit: $18,638

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,442
• Equity at exit: $10,808

Cash invested: $35,000 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 172
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$656
• Tax from tax record: −$339 /mo · $4,063/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $268

Break-even live

Break-even rent $1,324

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $339	-5% $304	+0% $268	+5% $233	+10% $198
Rent	-10% $137	-5% $203	+0% $268	+5% $334	+10% $400
Rate	-1.0pp $331	-0.5pp $300	base $268	+0.5pp $236	+1.0pp $203

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 W Ridgewood Ct San Antonio, TX	2.0	1.0	918	$1,500	$1.63	24d	1	0.09mi
1035 San Francisco San Antonio, TX	3.0	2.5	1516	$1,795	$1.18	44d	1	0.13mi
820 W Olmos Dr San Antonio, TX	2.0	1.0	1500	$1,000	$0.67	44d	1	0.15mi
1135 W Ridgewood Ct San Antonio, TX	3.0	2.0	1212	$1,650	$1.36	44d	1	0.24mi
918 McIlvaine Unit 918-M San Antonio, TX	2.0	1.0	934	$1,595	$1.71	24d	1	0.28mi
920 McIlvaine Unit 920-M San Antonio, TX	2.0	1.0	987	$1,495	$1.51	44d	1	0.28mi
636 W Norwood Ct San Antonio, TX	3.0	2.0	1168	$1,650	$1.41	3d	1	0.30mi
1019 W Rosewood Ave San Antonio, TX	3.0	2.0	1530	$2,100	$1.37	44d	1	0.31mi
711 W Lullwood Ave San Antonio, TX	3.0	2.0	1527	$2,350	$1.54	17d	1	0.33mi
654 Santa Monica St San Antonio, TX	3.0	1.0	1125	$1,550	$1.38	3d	1	0.33mi
522 W Ridgewood Ct San Antonio, TX	2.0	1.0	964	$1,500	$1.56	44d	1	0.42mi
814 W Lynwood Ave San Antonio, TX	2.0	1.5	972	$1,350	$1.39	45d	1	0.43mi
1142 W Lynwood Ave San Antonio, TX	3.0	1.5	1276	$1,700	$1.33	24d	1	0.48mi
944 Fulton Ave San Antonio, TX	3.0	2.0	1732	$2,650	$1.53	18d	1	0.53mi
513 W Rosewood Ave San Antonio, TX	2.0	2.0	1192	$2,000	$1.68	44d	1	0.54mi
522 W Hollywood Ave San Antonio, TX	3.0	2.0	1008	$2,100	$2.08	44d	1	0.55mi
1106 Alametos San Antonio, TX	4.0	2.0	1275	$1,595	$1.25	22d	1	0.56mi
802 Alametos Unit A San Antonio, TX	3.0	2.0	1350	$1,700	$1.26	24d	1	0.56mi
931 W Gramercy Pl San Antonio, TX	3.0	2.0	1755	$2,295	$1.31	24d	1	0.56mi
1031 W Gramercy Pl San Antonio, TX	3.0	2.0	1576	$2,195	$1.39	13d	1	0.58mi
1211 Lee Hall San Antonio, TX	4.0	2.0	1078	$1,500	$1.39	24d	1	0.58mi
862 Clower Unit 2 San Antonio, TX	3.0	1.0	1250	$1,195	$0.96	21d	1	0.60mi
1345 W Hollywood Ave San Antonio, TX	3.0	2.0	1434	$1,675	$1.17	24d	1	0.64mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	22d	1	0.64mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	24d	1	0.64mi
311 W Lullwood Ave San Antonio, TX	2.0	1.0	1512	$1,250	$0.83	24d	1	0.70mi
1338 W Elsmere Pl San Antonio, TX	3.0	2.0	1196	$1,675	$1.40	4d	1	0.74mi
402 W Elsmere Pl San Antonio, TX	4.0	2.0	1490	$1,995	$1.34	24d	1	0.74mi
217 W Lullwood Ave Unit 3 San Antonio, TX	2.0	1.0	1130	$1,120	$0.99	44d	1	0.79mi
210 W Lullwood Ave Unit 208 San Antonio, TX	2.0	1.0	936	$1,300	$1.39	44d	1	0.81mi
440 Horace St San Antonio, TX	3.0	1.5	960	$1,700	$1.77	24d	1	0.81mi
1331 W Wildwood Dr San Antonio, TX	3.0	1.0	1178	$1,600	$1.36	44d	1	0.86mi
901 Ripley Ave San Antonio, TX	3.0	2.0	1230	$1,600	$1.30	44d	1	0.88mi
109 W Norwood Ct Unit 1 San Antonio, TX	2.0	2.0	1400	$1,495	$1.07	44d	1	0.88mi
109 W Norwood Ct Unit 3 San Antonio, TX	2.0	1.0	1400	$1,395	$1.00	24d	1	0.88mi
415 W Mariposa Dr San Antonio, TX	3.0	2.0	1312	$1,950	$1.49	24d	1	0.89mi
415 W Mariposa Dr Unit NA San Antonio, TX	3.0	2.0	1312	$1,750	$1.33	15d	1	0.89mi
200 Melrose Pl Unit 300 San Antonio, TX	2.0	2.5	1336	$1,995	$1.49	44d	1	0.89mi
130 Melrose Pl San Antonio, TX	3.0	1.0–2.5	1230	$1,865	$1.52	4d	22	0.95mi
244 W Hermosa Dr San Antonio, TX	3.0	2.0	1664	$2,245	$1.35	5d	1	0.96mi

Listing history 5 events

1. 2026-05-14
   historical Active Option 432-char remark

   Show marketing remark (432 chars)

   ****Seller now considering Owner Financing**** Prime investment opportunity! This 3-bedroom, 2-bath home is centrally located with quick access to major highways and just minutes from downtown. Ideal for investors or buyers looking to renovate and build equity. Strong location, solid layout, and endless potential make this a deal worth exploring. This home is zoned as multi family and layout is currently used as multi family.

2. 2026-02-18
   price $125,000 432-char remark

   Show marketing remark (432 chars)

   ****Seller now considering Owner Financing**** Prime investment opportunity! This 3-bedroom, 2-bath home is centrally located with quick access to major highways and just minutes from downtown. Ideal for investors or buyers looking to renovate and build equity. Strong location, solid layout, and endless potential make this a deal worth exploring. This home is zoned as multi family and layout is currently used as multi family.

3. 2026-02-12
   price $134,900 432-char remark

   Show marketing remark (432 chars)

   ****Seller now considering Owner Financing**** Prime investment opportunity! This 3-bedroom, 2-bath home is centrally located with quick access to major highways and just minutes from downtown. Ideal for investors or buyers looking to renovate and build equity. Strong location, solid layout, and endless potential make this a deal worth exploring. This home is zoned as multi family and layout is currently used as multi family.

4. 2026-01-14
   listed $139,900 New 432-char remark

   Show marketing remark (432 chars)

   ****Seller now considering Owner Financing**** Prime investment opportunity! This 3-bedroom, 2-bath home is centrally located with quick access to major highways and just minutes from downtown. Ideal for investors or buyers looking to renovate and build equity. Strong location, solid layout, and endless potential make this a deal worth exploring. This home is zoned as multi family and layout is currently used as multi family.

5. 1999-10-07
   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: $4,063 · $339/mo
• Projected year-2 tax: $4,063 · $339/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 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,968
• − Mortgage interest: −$7,002
• − Property taxes: −$4,063
• − Insurance: −$625
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$3,636
• Taxable income: $1,447
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,873/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% Arabic 1%

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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

-10.7% since first listed

5 events — show timeline

• 2026-05-14 Contingent — LERA
• 2026-02-18 Price Changed $125,000 LERA
• 2026-02-12 Price Changed $134,900 LERA
• 2026-01-14 Listed $139,900 LERA
• 1999-10-07 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $4,063 · +10.0% YoY. Source: county tax records.