626 Corliss · San Antonio, TX 78220

$89,000

3 bd · 1.0 ba · 728 sqft · SingleFamily public records · 272 Days on market

Built 1962 6,272 sqft lot $122/sqft · 46% below area Est $164k · 46% under ↓ 36% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

*Handyman Special* This charming 3BD, 1BA in Wheatley Heights offers classic curb appeal and has a ton of great flip or BRRRR potential. This house was built in 1962 and has already seen several recent improvements, including fresh interior/exterior paint, new laminate floors, and a mini-split HVAC system. Bring your hammer, there is still some TLC needed to get the best ROI out of this project. Has good bones, a flexible floor plan, and is a blank canvas ready for its next chapter. Wheatley Heights is experiencing notable growth, with increasing values and steady demand. Its central location provides convenient access to major freeways and parks. Motivated seller, is priced to move. Sold as-is

Key facts

• Classic curb appeal
• Flexible floor plan
• Central location

Tags

• CLASSIC CURB APPEAL
• RECENT IMPROVEMENTS
• NEW LAMINATE FLOORS
• MINI-SPLIT HVAC SYSTEM
• FLEXIBLE FLOOR PLAN
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 flat; 113 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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).
• This rent runs 39% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k 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 + 0.5% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $13k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1962 — 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: 1.52% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 5.5

CMA / ARV

• ARV (median comp): $163,844
• List price: $89,000
• Delta: -45.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Dorie	0.23mi	3/1.0	776 (+7%)	6mo	$105,000	$135	73
527 Morningview	0.40mi	3/1.0	784 (+8%)	3mo	$119,000	$152	66
539 Dorie St	0.23mi	3/1.0	770 (+6%)	20mo	$124,900	$162	63
635 Sterling	0.14mi	2/1.0 (-1)	672 (-8%)	23mo	$85,000	$126	56
466 Sterling	0.44mi	3/1.0	748 (+3%)	23mo	$99,900	$134	56
450 Sterling	0.48mi	3/1.0	792 (+9%)	12mo	$100,000	$126	53
923 F St	0.51mi	3/1.0	832 (+14%)	5mo	$135,000	$162	48
122 Bundy	0.66mi	2/1.0 (-1)	720 (-1%)	19mo	$74,900	$104	47
330 Hub	0.68mi	2/1.0 (-1)	832 (+14%)	16mo	$140,000	$168	26

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 3.67×
• Total profit: $66,505
• Equity at exit: $80,178

10-year hold

• IRR: 29.1%
• Equity multiple: 7.96×
• Total profit: $173,329
• Equity at exit: $172,907

Cash invested: $24,920 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$467
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $333

Break-even live

Break-even rent $933

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $384	-5% $358	+0% $333	+5% $308	+10% $283
Rent	-10% $226	-5% $280	+0% $333	+5% $387	+10% $440
Rate	-1.0pp $378	-0.5pp $356	base $333	+0.5pp $310	+1.0pp $287

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Lincolnshire Dr San Antonio, TX	2.0	1.0	681	$885	$1.30	5d	1	0.41mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	24d	1	0.59mi
380 Sterling St Unit 1 San Antonio, TX	2.0	1.0	642	$550	$0.86	24d	1	0.66mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	4d	60	0.82mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	44d	1	0.99mi
4438 N Hein Rd Unit 104 San Antonio, TX	2.0	1.0	632	$1,150	$1.82	44d	1	1.03mi
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,795	$1.86	2d	21	1.31mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	22d	1	1.47mi

Listing history 43 events

1. 2026-06-18
   days on market $89,000 Active 272 DOM
2. 2026-06-17
   days on market $89,000 Active 271 DOM
3. 2026-06-16
   days on market $89,000 Active 270 DOM
4. 2026-06-15
   days on market $89,000 Active 269 DOM
5. 2026-06-13
   days on market $89,000 Active 267 DOM
6. 2026-06-09
   days on market $89,000 Active 263 DOM
7. 2026-06-08
   days on market $89,000 Active 262 DOM
8. 2026-06-07
   days on market $89,000 Active 261 DOM
9. 2026-06-04
   days on market $89,000 Active 258 DOM
10. 2026-06-03
    days on market $89,000 Active 257 DOM
11. 2026-06-02
    days on market $89,000 Active 256 DOM
12. 2026-06-01
    days on market $89,000 Active 255 DOM
13. 2026-05-31
    days on market $89,000 Active 254 DOM
14. 2026-03-28
    price $89,000 713-char remark

    Show marketing remark (713 chars)

    *Handyman Special* This charming 3BD, 1BA in Wheatley Heights offers classic curb appeal and has a ton of great flip or BRRRR potential. This house was built in 1962 and has already seen several recent improvements, including fresh interior/exterior paint, new laminate floors, and a mini-split HVAC system. Bring your hammer, there is still some TLC needed to get the best ROI out of this project. Has good bones, a flexible floor plan, and is a blank canvas ready for its next chapter. Wheatley Heights is experiencing notable growth, with increasing values and steady demand. Its central location provides convenient access to major freeways and parks. Motivated seller, is priced to move. Sold as-is

15. 2026-03-11
    price $94,500 713-char remark

    Show marketing remark (713 chars)

    *Handyman Special* This charming 3BD, 1BA in Wheatley Heights offers classic curb appeal and has a ton of great flip or BRRRR potential. This house was built in 1962 and has already seen several recent improvements, including fresh interior/exterior paint, new laminate floors, and a mini-split HVAC system. Bring your hammer, there is still some TLC needed to get the best ROI out of this project. Has good bones, a flexible floor plan, and is a blank canvas ready for its next chapter. Wheatley Heights is experiencing notable growth, with increasing values and steady demand. Its central location provides convenient access to major freeways and parks. Motivated seller, is priced to move. Sold as-is

16. 2026-02-08
    price $97,500 713-char remark

    Show marketing remark (713 chars)

    *Handyman Special* This charming 3BD, 1BA in Wheatley Heights offers classic curb appeal and has a ton of great flip or BRRRR potential. This house was built in 1962 and has already seen several recent improvements, including fresh interior/exterior paint, new laminate floors, and a mini-split HVAC system. Bring your hammer, there is still some TLC needed to get the best ROI out of this project. Has good bones, a flexible floor plan, and is a blank canvas ready for its next chapter. Wheatley Heights is experiencing notable growth, with increasing values and steady demand. Its central location provides convenient access to major freeways and parks. Motivated seller, is priced to move. Sold as-is

17. 2025-09-19
    listed $101,700 New 713-char remark

    Show marketing remark (713 chars)

    *Handyman Special* This charming 3BD, 1BA in Wheatley Heights offers classic curb appeal and has a ton of great flip or BRRRR potential. This house was built in 1962 and has already seen several recent improvements, including fresh interior/exterior paint, new laminate floors, and a mini-split HVAC system. Bring your hammer, there is still some TLC needed to get the best ROI out of this project. Has good bones, a flexible floor plan, and is a blank canvas ready for its next chapter. Wheatley Heights is experiencing notable growth, with increasing values and steady demand. Its central location provides convenient access to major freeways and parks. Motivated seller, is priced to move. Sold as-is

18. 2024-08-31
    historical
19. 2024-08-21
    price $130,000
20. 2024-07-28
    price $135,000
21. 2024-07-01
    price $140,000
22. 2024-06-13
    listed $143,999 New
23. 2024-06-10
    historical
24. 2024-03-20
    price $150,000
25. 2024-03-20
    status Back on Market
26. 2024-01-18
    historical
27. 2023-12-24
    price $145,000
28. 2023-12-13
    listed $160,000 New
29. 2023-08-28
    historical
30. 2023-08-19
    price $149,999
31. 2023-08-04
    price $153,950
32. 2023-07-22
    price $159,999
33. 2023-07-07
    listed $165,900 New
34. 2022-12-13
    historical
35. 2022-10-20
    listed $154,999 New
36. 2022-10-03
    historical
37. 2022-07-18
    listed $187,500 New
38. 2022-02-17
    soldstatus
39. 2022-01-31
    soldstatus Sold
40. 2022-01-16
    status Pending
41. 2022-01-16
    historical Active Option
42. 2021-11-20
    listed $139,900 New
43. 2006-08-23
    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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,254
• − Mortgage interest: −$4,985
• − Property taxes: −$2,796
• − Insurance: −$445
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$2,589
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,318/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-36.4% since first listed

30 events — show timeline

• 2026-03-28 Price Changed $89,000 LERA
• 2026-03-11 Price Changed $94,500 LERA
• 2026-02-08 Price Changed $97,500 LERA
• 2025-09-19 Listed $101,700 LERA
• 2024-08-31 Listing Removed — LERA
• 2024-08-21 Price Changed $130,000 LERA
• 2024-07-28 Price Changed $135,000 LERA
• 2024-07-01 Price Changed $140,000 LERA
• 2024-06-13 Listed $143,999 LERA
• 2024-06-10 Listing Removed — LERA
• 2024-03-20 Price Changed $150,000 LERA
• 2024-03-20 Relisted — LERA
• 2024-01-18 Listing Removed — LERA
• 2023-12-24 Price Changed $145,000 LERA
• 2023-12-13 Listed $160,000 LERA
• 2023-08-28 Listing Removed — LERA
• 2023-08-19 Price Changed $149,999 LERA
• 2023-08-04 Price Changed $153,950 LERA
• 2023-07-22 Price Changed $159,999 LERA
• 2023-07-07 Listed $165,900 LERA
• 2022-12-13 Listing Removed — LERA
• 2022-10-20 Listed $154,999 LERA
• 2022-10-03 Listing Removed — LERA
• 2022-07-18 Listed $187,500 LERA
• 2022-02-17 Sold (Public Records) — Public Records
• 2022-01-31 Sold (MLS) — LERA
• 2022-01-16 Pending — LERA
• 2022-01-16 Contingent — LERA
• 2021-11-20 Listed $139,900 LERA
• 2006-08-23 Sold (Public Records) — Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,796 · +0.0% YoY. Source: county tax records.