131 Sidney · San Antonio, TX 78203

$209,900

5 bd · 2.5 ba · 2,304 sqft · SingleFamily public records · 73 Days on market

Built 2001 7,492 sqft lot $91/sqft · 31% below area Est $302k · 31% under ↓ 13% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• 1% rule +5.9/10.0
• Appreciation +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Agents, your buyer will be pleasantly surprised at all the stylish updates throughout the entire home. Flooring, cabinets, electrical system, light fixtures, fans and plumbing fixtures are all thoughtfully modernized! Bedroom three (down) even has garden doors to back yard. Half bath is in the building out front. Bedroom two up makes ideal office for primary bedroom. What we are calling workshop is the large, detached building out back ready for finish out to a huge shop or something more creative. (Kitchen & breakfast dimensions are combined.) No wraps please!!!

Key facts

• 7,492 sq ft lot
• Built 2001
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (0.7% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 (+10.9%/yr); 99 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $2,287/mo this rent would consume 77% of the median local household income ($36k/yr) (locally 470% 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 $4k of equity ($1k loan paydown + $3k appreciation (1.3% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 8.0% rent growth), your $59k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y 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

• Watch-outs: property tax is 3.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,306 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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: 1.09% ✓
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 7.6

CMA / ARV

• ARV (median comp): $302,329
• List price: $209,900
• Delta: -30.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Virginia Blvd	0.60mi	4/3.0 (-1)	2,280 (-1%)	3mo	$400,000	$175	61

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

Projected returns pro-forma

1.34% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.33×
• Total profit: $19,211
• Equity at exit: $75,345

10-year hold

• IRR: 13.6%
• Equity multiple: 2.97×
• Total profit: $115,849
• Equity at exit: $103,044

Cash invested: $58,772 (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 78203

• Home prices YoY: 0.5%
• Rents YoY: 10.9%
• Active inventory: 99
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$626 /mo · $7,517/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-8

Break-even live

Break-even rent $2,297

Max offer price $208,448

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $51	+0% $-8	+5% $-68	+10% $-127
Rent	-10% $-189	-5% $-99	+0% $-8	+5% $82	+10% $172
Rate	-1.0pp $97	-0.5pp $45	base $-8	+0.5pp $-63	+1.0pp $-118

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Porter St Unit 1335698P San Antonio, TX	3.0–4.0	2.0	4095	$2,672	$0.65	2d	2	0.48mi
206 Hub Ave San Antonio, TX	5.0	2.0	1644	$1,200	$0.73	5d	1	0.72mi
206 Hub Ave San Antonio, TX	5.0	2.0	1644	$1,495	$0.91	24d	1	0.72mi
2306 E Houston St Unit 1328945P San Antonio, TX	3.0–4.0	2.0	4095	$3,386	$0.83	5d	2	1.15mi
622 Denver Blvd San Antonio, TX	5.0	3.5	1990	$2,100	$1.06	44d	1	1.22mi
747 Bailey Ave San Antonio, TX	5.0	3.0	2069	$2,495	$1.21	13d	1	1.32mi
114 Gravel St San Antonio, TX	4.0	3.5	1936	$2,095	$1.08	5d	1	1.32mi

Listing history 49 events

1. 2026-06-18
   status $209,900 Pending 73 DOM
2. 2026-06-18
   days on market $209,900 Active Option 73 DOM
3. 2026-06-17
   days on market $209,900 Active Option 72 DOM
4. 2026-06-16
   days on market $209,900 Active Option 71 DOM
5. 2026-06-15
   days on market $209,900 Active Option 70 DOM
6. 2026-06-13
   days on market $209,900 Active Option 68 DOM
7. 2026-06-09
   days on market $209,900 Active Option 64 DOM
8. 2026-06-08
   days on market $209,900 Active Option 63 DOM
9. 2026-06-07
   days on market $209,900 Active Option 62 DOM
10. 2026-06-04
    days on market $209,900 Active Option 59 DOM
11. 2026-06-03
    days on market $209,900 Active Option 58 DOM
12. 2026-06-02
    days on market $209,900 Active Option 57 DOM
13. 2026-06-01
    days on market $209,900 Active Option 56 DOM
14. 2026-05-31
    days on market $209,900 Active Option 55 DOM
15. 2026-04-06
    listed $209,900 New 573-char remark

    Show marketing remark (573 chars)

    Agents, your buyer will be pleasantly surprised at all the stylish updates throughout the entire home. Flooring, cabinets, electrical system, light fixtures, fans and plumbing fixtures are all thoughtfully modernized! Bedroom three (down) even has garden doors to back yard. Half bath is in the building out front. Bedroom two up makes ideal office for primary bedroom. What we are calling workshop is the large, detached building out back ready for finish out to a huge shop or something more creative. (Kitchen & breakfast dimensions are combined.) No wraps please!!!

16. 2025-11-14
    status Pending
17. 2025-11-04
    listed Active Option
18. 2025-11-04
    historical
19. 2025-11-03
    listed $209,900
20. 2025-10-28
    historical
21. 2025-09-09
    price $209,900
22. 2025-08-05
    price $217,500
23. 2025-07-15
    price $225,000
24. 2025-06-11
    price $244,750
25. 2025-05-15
    listed $249,850 New
26. 2025-04-17
    historical
27. 2025-03-20
    price $267,500
28. 2025-01-31
    listed $275,000 New
29. 2022-05-10
    historical
30. 2022-04-27
    price $300,000
31. 2022-04-12
    price $319,000
32. 2022-04-07
    listed $350,000 New
33. 2022-04-07
    historical
34. 2022-02-18
    listed $375,000 New
35. 2022-02-18
    listed $375,000
36. 2022-02-18
    historical
37. 2022-02-12
    historical
38. 2022-02-08
    price $349,900
39. 2022-01-25
    price $374,900
40. 2022-01-10
    listed $392,000 New
41. 2021-07-22
    soldstatus
42. 2020-09-30
    historical
43. 2020-06-05
    listed $220,000 New
44. 2020-05-27
    historical
45. 2020-05-18
    status Back on Market
46. 2020-05-15
    historical
47. 2020-01-11
    price $239,900
48. 2019-11-15
    listed $242,500 New
49. 2011-06-15
    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: $7,517 · $626/mo
• Projected year-2 tax: $7,517 · $626/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 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,438
• − Mortgage interest: −$11,758
• − Property taxes: −$7,517
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$6,106
• Taxable loss: −$3,382
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $713/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): 5,200
• Household income: $35,536
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 470.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 37% Black 8% White 7% Native American 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 3%
• Common ancestry: Portuguese 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 1.34%
• Current HPI: 257.4183
• Rent YoY: ▲ 10.86%
• 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

-13.4% since first listed

35 events — show timeline

• 2026-04-06 Listed $209,900 LERA
• 2025-11-14 Pending — LERA
• 2025-11-04 Listed — LERA
• 2025-11-04 Listing Removed — LERA
• 2025-11-03 Listed $209,900 LERA
• 2025-10-28 Listing Removed — LERA
• 2025-09-09 Price Changed $209,900 LERA
• 2025-08-05 Price Changed $217,500 LERA
• 2025-07-15 Price Changed $225,000 LERA
• 2025-06-11 Price Changed $244,750 LERA
• 2025-05-15 Listed $249,850 LERA
• 2025-04-17 Listing Removed — LERA
• 2025-03-20 Price Changed $267,500 LERA
• 2025-01-31 Listed $275,000 LERA
• 2022-05-10 Listing Removed — LERA
• 2022-04-27 Price Changed $300,000 LERA
• 2022-04-12 Price Changed $319,000 LERA
• 2022-04-07 Listing Removed — LERA
• 2022-04-07 Listed $350,000 LERA
• 2022-02-18 Listing Removed — LERA
• 2022-02-18 Listed $375,000 LERA
• 2022-02-18 Listed $375,000 LERA
• 2022-02-12 Listing Removed — LERA
• 2022-02-08 Price Changed $349,900 LERA
• 2022-01-25 Price Changed $374,900 LERA
• 2022-01-10 Listed $392,000 LERA
• 2021-07-22 Sold (Public Records) — Public Records
• 2020-09-30 Listing Removed — LERA
• 2020-06-05 Listed $220,000 LERA
• 2020-05-27 Listing Removed — LERA
• 2020-05-18 Relisted — LERA
• 2020-05-15 Listing Removed — LERA
• 2020-01-11 Price Changed $239,900 LERA
• 2019-11-15 Listed $242,500 LERA
• 2011-06-15 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $7,517 · -4.6% YoY. Source: county tax records.