1409 Flanders · San Antonio, TX 78211

$120,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 104 Days on market

Built 1950 5,401 sqft lot $143/sqft · 10% below area Est $134k · 10% 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 +15.2/30.0
• ARV discount +12.2/15.0
• 1% rule +5.1/10.0
• Appreciation +4.8/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Charming 2 bedroom, 1 bath home with approximately 840 sq ft offering a great opportunity for a buyer looking for an affordable home with room to add their personal touch. The home has already seen some remodeling updates, and with a little vision it can truly shine. Virtual staging photos have been included to help showcase the home's potential and design possibilities. Seller is open to negotiating exterior paint options, allowing buyers the opportunity to customize the look of the home to their liking. Conveniently located with easy access to major roads, shopping, and schools. Whether you're a first-time buyer, investor, or someone looking for a smaller home with character, this property offers excellent potential.

Key facts

• Remodeling updates
• Shopping and schools
• 5,401 sq ft lot

Tags

• REMODELING UPDATES
• CUSTOMIZE EXTERIOR PAINT
• EASY ACCESS TO MAJOR ROADS
• SHOPPING AND SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $42 ($507/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 $291 of equity ($830 loan paydown + $-539 appreciation (-0.5% local appreciation)).
• 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 104 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $120k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.01% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $133,887
• List price: $120,000
• Delta: -10.37%
• 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
1441 Crystal	0.18mi	3/1.0 (+1)	888 (+6%)	2mo	$135,000	$152	76
442 Humboldt St	0.17mi	3/1.0 (+1)	912 (+9%)	0mo	$120,000	$132	72
1102 W Harlan Ave	0.38mi	3/1.0 (+1)	864 (+3%)	12mo	$119,900	$139	63
1011 Division Ave	0.54mi	3/1.0 (+1)	840 (0%)	19mo	$95,000	$113	54
1114 Sims Ave	0.63mi	2/1.0	875 (+4%)	14mo	$150,000	$171	52
113 Ross	0.66mi	2/1.5	800 (-5%)	10mo	$155,000	$194	51
227 Southway Dr	0.54mi	2/1.0	960 (+14%)	2mo	$109,900	$114	50
117 Ross	0.66mi	2/1.0	896 (+7%)	13mo	$115,000	$128	47
303 Oconee	0.74mi	2/1.0	770 (-8%)	6mo	$75,000	$97	47
10 Linden	0.72mi	3/1.0 (+1)	913 (+9%)	3mo	$97,000	$106	45
726 Southcross	0.70mi	2/1.0	770 (-8%)	11mo	$106,999	$139	44
1236 Crystal	0.26mi	3/1.0 (+1)	963 (+15%)	19mo	$135,000	$140	42

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: -2.1%
• Equity multiple: 0.90×
• Total profit: $-3,255
• Equity at exit: $32,174

10-year hold

• IRR: 4.0%
• Equity multiple: 1.41×
• Total profit: $13,893
• Equity at exit: $36,603

Cash invested: $33,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,215 high
• Mortgage (P&I): −$629
• Tax from tax record: −$239 /mo · $2,863/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $42

Break-even live

Break-even rent $1,162

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	0.27mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	24d	1	0.39mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	43d	1	0.57mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	0.63mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	0.71mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	0.71mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	43d	1	0.99mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	1.05mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	43d	1	1.05mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	43d	1	1.05mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	14d	1	1.23mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	24d	1	1.23mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	14d	1	1.30mi
806 McCauley Blvd San Antonio, TX	2.0	1.0	670	$895	$1.34	43d	1	1.34mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	4d	1	1.38mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	20d	1	1.41mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	17d	1	1.41mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	43d	1	1.42mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	43d	1	1.43mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	1.45mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	1d	1	1.47mi
2238 Interstate 35 Access Rd Unit 35 San Antonio, TX	1.0	1.0	638	$850	$1.33	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $120,000 Active 104 DOM
2. 2026-06-17
   days on market $120,000 Active 103 DOM
3. 2026-06-16
   days on market $120,000 Active 102 DOM
4. 2026-06-15
   days on market $120,000 Active 101 DOM
5. 2026-06-13
   days on market $120,000 Active 99 DOM
6. 2026-06-13
   days on market $120,000 Active 98 DOM
7. 2026-06-09
   days on market $120,000 Active 95 DOM
8. 2026-06-08
   days on market $120,000 Active 94 DOM
9. 2026-06-07
   days on market $120,000 Active 93 DOM
10. 2026-06-04
    days on market $120,000 Active 90 DOM
11. 2026-06-03
    days on market $120,000 Active 89 DOM
12. 2026-06-02
    days on market $120,000 Active 88 DOM
13. 2026-06-01
    days on market $120,000 Active 87 DOM
14. 2026-05-31
    days on market $120,000 Active 86 DOM
15. 2026-04-29
    price $120,000 731-char remark

    Show marketing remark (731 chars)

    Charming 2 bedroom, 1 bath home with approximately 840 sq ft offering a great opportunity for a buyer looking for an affordable home with room to add their personal touch. The home has already seen some remodeling updates, and with a little vision it can truly shine. Virtual staging photos have been included to help showcase the home's potential and design possibilities. Seller is open to negotiating exterior paint options, allowing buyers the opportunity to customize the look of the home to their liking. Conveniently located with easy access to major roads, shopping, and schools. Whether you're a first-time buyer, investor, or someone looking for a smaller home with character, this property offers excellent potential.

16. 2026-04-15
    price $129,000 731-char remark

    Show marketing remark (731 chars)

    Charming 2 bedroom, 1 bath home with approximately 840 sq ft offering a great opportunity for a buyer looking for an affordable home with room to add their personal touch. The home has already seen some remodeling updates, and with a little vision it can truly shine. Virtual staging photos have been included to help showcase the home's potential and design possibilities. Seller is open to negotiating exterior paint options, allowing buyers the opportunity to customize the look of the home to their liking. Conveniently located with easy access to major roads, shopping, and schools. Whether you're a first-time buyer, investor, or someone looking for a smaller home with character, this property offers excellent potential.

17. 2026-03-26
    price $135,000 731-char remark

    Show marketing remark (731 chars)

    Charming 2 bedroom, 1 bath home with approximately 840 sq ft offering a great opportunity for a buyer looking for an affordable home with room to add their personal touch. The home has already seen some remodeling updates, and with a little vision it can truly shine. Virtual staging photos have been included to help showcase the home's potential and design possibilities. Seller is open to negotiating exterior paint options, allowing buyers the opportunity to customize the look of the home to their liking. Conveniently located with easy access to major roads, shopping, and schools. Whether you're a first-time buyer, investor, or someone looking for a smaller home with character, this property offers excellent potential.

18. 2026-03-06
    listed $140,000 New 731-char remark

    Show marketing remark (731 chars)

    Charming 2 bedroom, 1 bath home with approximately 840 sq ft offering a great opportunity for a buyer looking for an affordable home with room to add their personal touch. The home has already seen some remodeling updates, and with a little vision it can truly shine. Virtual staging photos have been included to help showcase the home's potential and design possibilities. Seller is open to negotiating exterior paint options, allowing buyers the opportunity to customize the look of the home to their liking. Conveniently located with easy access to major roads, shopping, and schools. Whether you're a first-time buyer, investor, or someone looking for a smaller home with character, this property offers excellent potential.

19. 2025-07-21
    historical
20. 2025-06-18
    price $99,980
21. 2025-04-05
    price $112,500
22. 2025-01-30
    listed $114,900 New
23. 2007-05-04
    soldstatus
24. 2003-10-08
    soldstatus $29,800

ⓘ 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: $2,863 · $239/mo
• Projected year-2 tax: $2,863 · $239/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 · 23 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: $14,585
• − Mortgage interest: −$6,722
• − Property taxes: −$2,863
• − Insurance: −$600
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,491
• Taxable loss: −$1,425
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $849/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

+302.7% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $120,000 LERA
• 2026-04-15 Price Changed $129,000 LERA
• 2026-03-26 Price Changed $135,000 LERA
• 2026-03-06 Listed $140,000 LERA
• 2025-07-21 Listing Removed — LERA
• 2025-06-18 Price Changed $99,980 LERA
• 2025-04-05 Price Changed $112,500 LERA
• 2025-01-30 Listed $114,900 LERA
• 2007-05-04 Sold (Public Records) — Public Records
• 2003-10-08 Sold (Public Records) $29,800 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,863 · -4.3% YoY. Source: county tax records.