215 Center St #1205 · San Antonio, TX 78202

$255,000

1 bd · 1.0 ba · 1,066 sqft · Condo public records · 36 Days on market

Built 2007 $239/sqft · 28% below area Est $354k · 28% under $653/mo HOA · 40% of rent ↓ 4% since listing

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Why this score? — see what drove the D- 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
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Schools +1.4/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks

Elevated above the city on the 12th floor of Vidorra, this refined one-bedroom residence captures the essence of luxury downtown living. Expansive views create a striking backdrop for a lifestyle defined by sophistication, convenience, and energy. Inside, the home offers a seamless blend of modern design and effortless comfort, an ideal urban retreat just moments from the city's most vibrant destinations. Step outside and you're immediately connected to acclaimed dining and live music, placing the very best of downtown at your doorstep. Vidorra's full-service amenities include 24-hour concierge service, a pool with outdoor grilling areas, and a state-of-the-art fitness center. The exclusive

Key facts

• Expansive views
• Guest suites
• 20th-floor skyroom

Tags

• EXPANSIVE VIEWS
• FULL-SERVICE AMENITIES
• 24-HOUR CONCIERGE SERVICE
• OUTDOOR GRILLING AREAS
• 20TH-FLOOR SKYROOM
• GUEST SUITES

Property features AI

Finance

• Other: Part of a 146-unit building; Unit entry level indicated as 12; Square footage source: Appraisal District
• HOA & community: Mandatory HOA; Monthly HOA fee; HOA covers some utilities, condo management, common area liability, common maintenance, trash removal, and pest control; Association transfer fee applies; Community amenities include elevator, party room, pool, exercise room, BBQ/picnic area, and professional management

Exterior

• Parking: 1-car garage
• Security: Controlled access; Guarded access
• Utilities: Electric service: CPS; Water: provided by HOA; Sewer: provided by HOA; Garbage service: provided by HOA
• Home design: Condominium (pre-owned); Single-level unit; Controlled access and guarded access
• Construction: Brick and stucco exterior; Approximately 19 years old
• Exterior features: Deck/Balcony; Near shopping

Interior

• Kitchen: Island kitchen; Microwave; Stove/Range; Refrigerator; Dishwasher; Disposal; Solid countertops
• Bedrooms: Master bedroom with walk-in closet, ceiling fan and full bath (13 x 15)
• Flooring: Ceramic tile; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Microwave; Stove/Range; Refrigerator; Disposal; Dishwasher; Electric water heater; Solid countertops; Private garbage service; Living/Dining room combination; Island kitchen; High ceilings; Open floor plan; Cable TV available; Laundry on main level; Walk-in closets; Some window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (63.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (35.4% below list).
• Recommended offer: $94k (63.2% below list) — sets the bar for cash-flow.
• Cap rate -0.1% vs local median 3.8% in San Antonio — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+8.2%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• 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

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 2.7% of price; HOA is 40% of rent.
• 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 $93,798 (63.2% 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 36 days. Have you received any prior offers? Is the seller open to a 63% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: -0.12%
• Cash-on-cash: -22.91%
• DSCR: -0.02
• GRM: 12.9

CMA / ARV

• ARV (median comp): $354,370
• List price: $255,000
• Delta: -28.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.86×
• Total profit: $61,339
• Equity at exit: $229,724

10-year hold

• IRR: 12.5%
• Equity multiple: 4.80×
• Total profit: $271,629
• Equity at exit: $495,409

Cash invested: $71,400 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$568 /mo · $6,815/yr
• Insurance: −$106
• HOA: −$653
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-1,363

Break-even live

Break-even rent $3,373

Max offer price $93,798

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Center St #505 San Antonio, TX	1.0	1.0	1066	$1,595	$1.50	43d	1	0.02mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	24d	1	0.02mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	20d	1	0.02mi
215 Center St San Antonio, TX	1.0	1.5	1000	$1,398	$1.40	4d	1	0.03mi
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,422	$1.69	2d	18	0.04mi
118 Glorietta San Antonio, TX	1.0	1.0	913	$1,600	$1.75	4d	1	0.32mi
610 E Market St #2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	22d	1	0.32mi
325 Montana St San Antonio, TX	2.0	2.0	840	$2,475	$2.95	43d	1	0.38mi
120 Omaha St Apt 1 San Antonio, TX	1.0	1.0	1204	$900	$0.75	24d	1	0.41mi
704 N Cherry St Unit 704 San Antonio, TX	2.0	2.5	1200	$1,800	$1.50	43d	1	0.47mi
1617 E Commerce St San Antonio, TX	1.0	1.0	844	$814	$0.96	43d	1	0.51mi
110 Labor St Unit 9004 San Antonio, TX	2.0	2.0	1054	$1,750	$1.66	43d	1	0.58mi
110 Labor St Unit 710 San Antonio, TX	2.0	2.0	994	$1,681	$1.69	3d	1	0.58mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	14d	1	0.61mi
630 Montana St Unit 201 San Antonio, TX	1.0	1.5	1060	$1,950	$1.84	43d	1	0.61mi
630 Montana St Unit 202 San Antonio, TX	1.0	1.0	969	$1,950	$2.01	24d	1	0.61mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	927	$1,099	$1.18	4d	12	0.62mi
601 S Alamo St Unit 203 San Antonio, TX	1.0	1.0	708	$1,140	$1.61	12d	1	0.65mi
9 Santos St San Antonio, TX	1.0	1.0	774	$925	$1.20	43d	1	0.65mi
1205 Wyoming St San Antonio, TX	2.0	2.0	1114	$2,300	$2.06	43d	1	0.67mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	4d	1	0.67mi
300 Labor St San Antonio, TX	1.0–2.0	1.0–2.0	829	$867	$1.05	2d	15	0.68mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	43d	1	0.70mi
323 Barrera St San Antonio, TX	2.0	1.0	1078	$1,497	$1.39	4d	1	0.70mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	43d	1	0.72mi
222 E Houston St San Antonio, TX	1.0–2.0	1.0–2.0	1187	$1,600	$1.35	20d	1	0.74mi
231 Cactus St San Antonio, TX	2.0	1.0	876	$1,195	$1.36	24d	1	0.76mi
202 E Houston St San Antonio, TX	2.0	1.0–2.0	725	$1,275	$1.76	43d	1	0.77mi
1021 N Alamo St San Antonio, TX	2.0	1.0	1202	$2,000	$1.66	43d	1	0.79mi
143 E Commerce St San Antonio, TX	1.0–3.0	1.0–3.5	1442	$2,895	$2.01	1d	15	0.80mi
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	43d	1	0.81mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	4d	1	0.81mi
891 Avenue B San Antonio, TX	2.0	2.0	1053	$1,777	$1.69	43d	1	0.82mi
111 Leigh St Unit 2 San Antonio, TX	2.0	1.0	1137	$1,200	$1.06	43d	1	0.83mi
732 Lamar St Unit 1 San Antonio, TX	1.0	1.0	1100	$1,550	$1.41	43d	1	0.83mi
610 W Market St Unit 2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	24d	1	0.84mi
1123 N Olive St San Antonio, TX	2.0	1.0	840	$1,600	$1.90	24d	1	0.84mi
123 Lexington Ave San Antonio, TX	1.0	2.0	904	$3,000	$3.32	43d	1	0.86mi
120 9th St San Antonio, TX	1.0–2.0	1.0–2.0	923	$1,428	$1.55	1d	20	0.87mi
214 Dwyer Ave San Antonio, TX	2.0	2.0	1062	$1,570	$1.48	43d	1	0.87mi

HOA detail condo

• Monthly dues: $653 · $7,836/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $255,000 Active 36 DOM
2. 2026-06-17
   days on market $255,000 Active 35 DOM
3. 2026-06-16
   days on market $255,000 Active 34 DOM
4. 2026-06-15
   days on market $255,000 Active 33 DOM
5. 2026-06-13
   days on market $255,000 Active 31 DOM
6. 2026-06-09
   days on market $255,000 Active 27 DOM
7. 2026-06-08
   days on market $255,000 Active 26 DOM
8. 2026-06-07
   days on market $255,000 Active 25 DOM
9. 2026-06-04
   days on market $255,000 Active 22 DOM
10. 2026-06-03
    days on market $255,000 Active 21 DOM
11. 2026-06-02
    days on market $255,000 Active 20 DOM
12. 2026-06-01
    days on market $255,000 Active 19 DOM
13. 2026-05-31
    days on market $255,000 Active 18 DOM
14. 2026-05-13
    listed $255,000 New 1221-char remark
15. 2026-04-26
    historical
16. 2026-03-19
    price $255,000
17. 2026-02-13
    price $285,000
18. 2026-01-08
    status Back on Market
19. 2025-12-08
    historical
20. 2025-10-04
    listed $295,000 New
21. 2025-09-25
    historical $1,900
22. 2025-07-17
    listed $1,900
23. 2019-04-20
    historical
24. 2019-03-31
    listed $259,900 New
25. 2009-12-31
    historical
26. 2009-09-14
    listed $264,900

ⓘ 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: $6,815 · $568/mo
• Projected year-2 tax: $6,815 · $568/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: $19,765
• − Mortgage interest: −$14,284
• − Property taxes: −$6,815
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$7,836
• − Depreciation: −$7,418
• Taxable loss: −$21,026
• Est. tax savings @ 24.0%: +$5,046
• After-tax cash flow: $-11,313/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

-3.7% since first listed

13 events — show timeline

• 2026-05-13 Listed $255,000 LERA
• 2026-04-26 Listing Removed — LERA
• 2026-03-19 Price Changed $255,000 LERA
• 2026-02-13 Price Changed $285,000 LERA
• 2026-01-08 Relisted — LERA
• 2025-12-08 Listing Removed — LERA
• 2025-10-04 Listed $295,000 LERA
• 2025-09-25 Rental Removed $1,900 SABOR
• 2025-07-17 Listed for Rent $1,900 SABOR
• 2019-04-20 Listing Removed — LERA
• 2019-03-31 Listed $259,900 LERA
• 2009-12-31 Listing Removed — LERA
• 2009-09-14 Listed $264,900 LERA

Property tax history

+2.2%/yr

Latest (2025): $6,815 · -4.9% YoY. Source: county tax records.