1619 Kendalia · San Antonio, TX 78224

$115,000

3 bd · 2.0 ba · 1,603 sqft · SingleFamily · 111 Days on market

Built 1959 8,755 sqft lot $72/sqft · 33% below area Est $171k · 33% under ↓ 18% since listing

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Why this score? — see what drove the A- 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 +27.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• DSCR +9.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great opportunity to purchase a house and add your own personal touches to it. Also an opportunity to purchase an investment property to rent out or to flip. This home has great bones, just missing the updates. This home is located close to military drive, south park mall, shopping centers, restaurants, and entertainment. Minutes away from 35 south and north, 10 min from downtown.Setup your private showing now.

Key facts

• 8,755 sq ft lot
• Built 1959
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 276 active listings in the ZIP; 9 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 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 + 0.8% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1959 — 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: 1.49% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 5.6

CMA / ARV

• ARV (median comp): $171,457
• List price: $115,000
• Delta: -32.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Wabash St	0.44mi	3/2.0	1,545 (-4%)	10mo	$84,000	$54	65
1022 Vickers Ave	0.46mi	4/3.0 (+1)	1,572 (-2%)	3mo	$229,000	$146	64
244 Lovett	0.55mi	3/2.0	1,548 (-3%)	6mo	$139,900	$90	63
918 Berlin Ave	0.64mi	3/2.0	1,383 (-14%)	6mo	$282,500	$204	43
167 Price	0.65mi	4/2.0 (+1)	1,801 (+12%)	2mo	$235,000	$130	42
502 W Mayfield Blvd	0.72mi	3/3.0	1,500 (-6%)	16mo	$285,000	$190	38
263 King Ave	0.67mi	3/1.0	1,391 (-13%)	15mo	$150,000	$108	30

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 31.9%
• Equity multiple: 3.47×
• Total profit: $79,606
• Equity at exit: $103,601

10-year hold

• IRR: 26.8%
• Equity multiple: 7.58×
• Total profit: $211,863
• Equity at exit: $223,420

Cash invested: $32,200 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 276
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$603
• Tax from tax record: −$385 /mo · $4,620/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $321

Break-even live

Break-even rent $1,311

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $387	-5% $354	+0% $321	+5% $289	+10% $256
Rent	-10% $186	-5% $254	+0% $321	+5% $389	+10% $457
Rate	-1.0pp $379	-0.5pp $351	base $321	+0.5pp $292	+1.0pp $261

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	0.21mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	15d	1	0.38mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	0.38mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	44d	1	0.66mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	12d	1	0.67mi
507 Linden Ave San Antonio, TX	3.0	2.5	1668	$1,695	$1.02	5d	1	0.76mi
1067 Rayburn Dr San Antonio, TX	4.0	2.0	1744	$1,495	$0.86	5d	1	1.02mi
328 Elks Dr San Antonio, TX	4.0	1.0	1600	$1,500	$0.94	25d	1	1.29mi
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	44d	1	1.39mi

Listing history 17 events

1. 2026-06-21
   days on market $115,000 Active 111 DOM
2. 2026-06-18
   days on market $115,000 Active 108 DOM
3. 2026-06-17
   days on market $115,000 Active 107 DOM
4. 2026-06-16
   days on market $115,000 Active 106 DOM
5. 2026-06-15
   days on market $115,000 Active 105 DOM
6. 2026-06-13
   days on market $115,000 Active 103 DOM
7. 2026-06-09
   days on market $115,000 Active 99 DOM
8. 2026-06-08
   days on market $115,000 Active 98 DOM
9. 2026-06-07
   days on market $115,000 Active 97 DOM
10. 2026-06-04
    days on market $115,000 Active 94 DOM
11. 2026-06-03
    days on market $115,000 Active 93 DOM
12. 2026-06-02
    days on market $115,000 Active 92 DOM
13. 2026-06-01
    days on market $115,000 Active 91 DOM
14. 2026-05-31
    days on market $115,000 Active 90 DOM
15. 2026-04-14
    price $115,000 415-char remark

    Show marketing remark (415 chars)

    Great opportunity to purchase a house and add your own personal touches to it. Also an opportunity to purchase an investment property to rent out or to flip. This home has great bones, just missing the updates. This home is located close to military drive, south park mall, shopping centers, restaurants, and entertainment. Minutes away from 35 south and north, 10 min from downtown.Setup your private showing now.

16. 2026-03-02
    listed $140,000 New 415-char remark

    Show marketing remark (415 chars)

    Great opportunity to purchase a house and add your own personal touches to it. Also an opportunity to purchase an investment property to rent out or to flip. This home has great bones, just missing the updates. This home is located close to military drive, south park mall, shopping centers, restaurants, and entertainment. Minutes away from 35 south and north, 10 min from downtown.Setup your private showing now.

17. 2024-12-12
    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: $4,620 · $385/mo
• Projected year-2 tax: $4,620 · $385/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 · 20 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: $20,619
• − Mortgage interest: −$6,442
• − Property taxes: −$4,620
• − Insurance: −$575
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,345
• Taxable income: $2,338
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,296/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

-17.9% since first listed

3 events — show timeline

• 2026-04-14 Price Changed $115,000 LERA
• 2026-03-02 Listed $140,000 LERA
• 2024-12-12 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,620 · +1.8% YoY. Source: county tax records.