2714 Tampico · San Antonio, TX 78207

$124,900

2 bd · 1.0 ba · 833 sqft · SingleFamily public records · 148 Days on market

Built 1957 3,746 sqft lot $150/sqft · 48% above area Est $84k · 48% over ↓ 9% 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).

• Cash flow +16.6/30.0
• Appreciation +10.0/10.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

Key facts

• 3,746 sq ft lot
• Built 1957
• Listed 148 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $75 ($897/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 (+7.7%/yr); 154 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $1,256/mo this rent would consume 46% of the median local household income ($32k/yr) (locally 2789% 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 $13k of equity ($864 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 + 7.7% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 148 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.01% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (median comp): $84,299
• List price: $124,900
• Delta: 48.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2714 Tampico	0.00mi	3/1.0 (+1)	833 (0%)	1mo	$124,900	$150	94
2719 Chihuahua	0.10mi	2/1.0	824 (-1%)	1mo	$85,000	$103	93
1515 Elvira	0.35mi	2/1.0	876 (+5%)	9mo	$98,900	$113	68
605 SW 19th St	0.51mi	2/1.0	816 (-2%)	8mo	$74,900	$92	66
1122 Elvira St	0.52mi	2/2.0	890 (+7%)	2mo	$164,900	$185	59
2206 Colima	0.55mi	2/2.0	923 (+11%)	6mo	$125,000	$135	48
1710 Montezuma St	0.30mi	2/2.0	732 (-12%)	21mo	$159,000	$217	44
3001 Chihuahua	0.26mi	3/2.0 (+1)	920 (+10%)	23mo	$189,000	$205	42
924 Montezuma	0.72mi	2/1.0	870 (+4%)	23mo	$120,000	$138	40

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.26×
• Total profit: $79,100
• Equity at exit: $112,520

10-year hold

• IRR: 25.9%
• Equity multiple: 8.00×
• Total profit: $244,647
• Equity at exit: $242,653

Cash invested: $34,972 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$655
• Tax from tax record: −$210 /mo · $2,525/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $75

Break-even live

Break-even rent $1,161

Max offer price $124,900

Occupancy floor 89%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	0.06mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	43d	1	0.08mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	0.16mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	0.27mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	14d	1	0.65mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.80mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	0.80mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	23d	1	0.81mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	23d	1	0.87mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	23d	1	0.92mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	14d	1	0.99mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	1.14mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	43d	1	1.14mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	1.15mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	43d	1	1.27mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	23d	1	1.38mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	1.38mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	43d	1	1.40mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	43d	1	1.40mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.45mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	4d	1	1.48mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	23d	1	1.50mi

Listing history 8 events

1. 2026-05-10
   status Pending 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

2. 2026-04-03
   price $124,900 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

3. 2026-03-15
   status Back on Market 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

4. 2026-03-13
   historical Active Option 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

5. 2026-02-15
   price $129,900 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

6. 2026-01-28
   price $135,000 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

7. 2025-12-13
   listed $137,000 New 539-char remark

   Show marketing remark (539 chars)

   Charming Modern Home in a Welcoming Community. Step into this beautifully updated 3-bedroom, 1-bath home where every detail has been thoughtfully refreshed - from the roof and insulation to the wiring, plumbing, and fresh paint inside and out. Designed for tasteless living, this move-in ready property blends timeless charm with modern reliability. Nestled in a warm, family-orientated neighborhood just moments from the vibrant downtown scene, it's the perfect place to enjoy both community and commitment. Schedule your showing today!

8. 1981-10-01
   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: $2,525 · $210/mo
• Projected year-2 tax: $2,525 · $210/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,071
• − Mortgage interest: −$6,996
• − Property taxes: −$2,525
• − Insurance: −$624
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$3,633
• Taxable loss: −$1,119
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,166/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-8.8% since first listed

8 events — show timeline

• 2026-05-10 Pending — LERA
• 2026-04-03 Price Changed $124,900 LERA
• 2026-03-15 Relisted — LERA
• 2026-03-13 Contingent — LERA
• 2026-02-15 Price Changed $129,900 LERA
• 2026-01-28 Price Changed $135,000 LERA
• 2025-12-13 Listed $137,000 LERA
• 1981-10-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,525 · -4.5% YoY. Source: county tax records.