621 Porter St · San Antonio, TX 78210

$99,900

3 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 4 Days on market

Built 1908 7,492 sqft lot $100/sqft · 41% below area Est $169k · 41% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL in the rapidly growing Denver Heights area! Priced below $100k, this property offers incredible potential for investors, flippers, or cash buyers looking for their next project. Situated on a spacious lot with a huge backyard, this 3-bedroom, 2-bath home features an open floor plan, high ceilings, metal roof, generous primary suite with walk-in closet and en-suite bath, and endless possibilities to add value. The home does need a little TLC and is being sold as-is; there is currently no HVAC condenser, and the CPS electric meter will need to be reinstalled. One those are done, this home could be a great rental or even flip project with some TLC here and there. Opportunities

Key facts

• Open floor plan
• Metal roof
• Walk-in closet

Tags

• HUGE BACKYARD
• OPEN FLOOR PLAN
• METAL ROOF
• WALK-IN CLOSET
• EN-SUITE BATH

Property features AI

Finance

• Other: Possession at closing/funding; For sale by Keller Williams Heritage
• Financial info: Information other than down payment resource not provided
• HOA & community: Subdivision: Denver Heights

Exterior

• Parking: Information not provided
• Security: Smoke alarm
• Utilities: Water: SAWS; Sewer: SAWS; Gas: CPS; Electricity: CPS; City garbage service; Gas water heater
• Home design: Pre-owned single-family home; Approximate age: 118 years
• Construction: Wood and siding exterior; Cedar post foundation; Metal roof
• Exterior features: Patio slab; Privacy fence; Chain link fence; Mature trees

Interior

• Kitchen: Eat-in kitchen (14 x 12)
• Bedrooms: Primary bedroom (lower level) with walk-in closet, ceiling fan and full bath; Bedroom 2: 13 x 13; Bedroom 3: 13 x 11
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bath with shower only and single vanity (8 x 5)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; High ceilings; Open floor plan; Cable TV available; Eat-in kitchen; Ground level / no steps; Utility room inside; 1 living area; All bedrooms downstairs; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; Utility room (5 x 3)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• 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.
• 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 (+1.1%/yr); 269 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 4.0% of price; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,900

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 5.6

CMA / ARV

• ARV (median comp): $168,617
• List price: $99,900
• Delta: -40.75%
• 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
621 Porter St	0.00mi	3/2.0	1,002 (0%)	0mo	$99,900	$100	96
837 Westfall	0.31mi	2/1.0 (-1)	958 (-4%)	3mo	$139,000	$145	70
717 Kayton	0.60mi	2/1.0 (-1)	1,034 (+3%)	0mo	$80,000	$77	61
2006 Virginia	0.43mi	3/1.0	1,098 (+10%)	3mo	$169,000	$154	61
914 Piedmont Ave	0.57mi	2/1.0 (-1)	1,034 (+3%)	8mo	$160,000	$155	57
1219 E Drexel Ave	0.63mi	2/1.0 (-1)	918 (-8%)	1mo	$145,000	$158	51
1606 Walters	0.40mi	3/2.0	1,136 (+13%)	6mo	$170,000	$150	50
543 Kayton	0.68mi	2/1.0 (-1)	1,144 (+14%)	2mo	$175,500	$153	38
411 S Gevers	0.71mi	3/2.0	1,147 (+14%)	2mo	$210,000	$183	38
515 Westfall Ave	0.72mi	2/2.0 (-1)	1,106 (+10%)	7mo	$225,000	$203	34
743 Avant	0.73mi	3/2.0	1,152 (+15%)	5mo	$235,000	$204	33
715 Avant	0.74mi	2/2.0 (-1)	1,136 (+13%)	2mo	$210,000	$185	32

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

Projected returns pro-forma

-3.0% appreciation · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,197
• Equity at exit: $14,895

10-year hold

• IRR: 6.0%
• Equity multiple: 1.40×
• Total profit: $11,129
• Equity at exit: $8,638

Cash invested: $27,972 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$524
• Tax from tax record: −$334 /mo · $4,008/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $278

Break-even live

Break-even rent $1,139

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.09mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.12mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	4d	1	0.13mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.13mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	2d	1	0.14mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	44d	1	0.14mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.22mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	44d	1	0.27mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.28mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.33mi
241 Delmar St San Antonio, TX	2.0	1.0	758	$1,120	$1.48	24d	1	0.36mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	44d	1	0.36mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	0.36mi
730 Aransas Ave Unit 3 San Antonio, TX	2.0	1.0	800	$975	$1.22	44d	1	0.37mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	4d	1	0.37mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	24d	1	0.38mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	15d	1	0.40mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.40mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	44d	1	0.40mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.44mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.44mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.45mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	44d	1	0.46mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	4d	1	0.46mi
1301 S Palmetto San Antonio, TX	2.0	1.0	836	$1,150	$1.38	4d	1	0.47mi
647 Hammond Ave Unit 201 San Antonio, TX	2.0	1.0	780	$1,110	$1.42	24d	1	0.48mi
647 Hammond Ave San Antonio, TX	2.0	1.0	780	$1,110	$1.42	20d	1	0.48mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.54mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	0.55mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	0.58mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.59mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.63mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	4d	1	0.63mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	0.64mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	860	$1,450	$1.69	24d	1	0.64mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	44d	1	0.64mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.65mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	24d	1	0.67mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	0.69mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.73mi

Listing history 9 events

1. 2026-05-16
   status Pending 889-char remark
2. 2026-05-12
   listed $99,900 New 889-char remark
3. 2020-08-26
   soldstatus
4. 2016-02-07
   historical
5. 2015-10-22
   status Back on Market
6. 2015-10-10
   historical Active Option
7. 2015-08-29
   price $78,000
8. 2015-07-30
   price $82,000
9. 2015-06-06
   listed $85,000 New

ⓘ 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: $4,008 · $334/mo
• Projected year-2 tax: $4,008 · $334/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: $17,879
• − Mortgage interest: −$5,596
• − Property taxes: −$4,008
• − Insurance: −$500
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,906
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,849/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: 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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

+17.5% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) — LERA
• 2026-05-16 Pending — LERA
• 2026-05-12 Listed $99,900 LERA
• 2020-08-26 Sold (Public Records) — Public Records
• 2016-02-07 Listing Removed — LERA
• 2015-10-22 Relisted — LERA
• 2015-10-10 Contingent — LERA
• 2015-08-29 Price Changed $78,000 LERA
• 2015-07-30 Price Changed $82,000 LERA
• 2015-06-06 Listed $85,000 LERA

Property tax history

+11.3%/yr

Latest (2025): $4,008 · +0.0% YoY. Source: county tax records.