871 W Harlan · San Antonio, TX 78211

$110,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 126 Days on market

Built 1943 4,443 sqft lot $183/sqft · at area comps Est $111k · at est.

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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 +12.4/30.0
• ARV discount +7.7/15.0
• Appreciation +4.8/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Seller financing available. JUST REMODELED, This 2 bedroom 1 bath home is on a big corner lot and ready for a family!

Key facts

• Big corner lot
• 4,443 sq ft lot
• Built 1943

Tags

• BIG CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (8.8% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: crime F.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stonewall/Flanders El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 466 students, 97% FRL); A Leal Jr Middle (math 16% / reading 25%, grade F, #1,407 of 1,662 statewide, top 86%, 629 students, 90% FRL); Harlandale H S (math 17% / reading 29%, grade F, #1,348 of 1,632 statewide, top 83%, 1,664 students, 82% FRL) — zoned schools average 89% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 19 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).

Forward outlook

• In year one you build about $267 of equity ($761 loan paydown + $-494 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $96,800 (12.0% 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 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $110,503
• List price: $110,000
• Delta: -0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 W Harlan	0.00mi	2/1.0	600 (0%)	0mo	$110,000	$183	100
763 Fitch St	0.37mi	2/1.0	624 (+4%)	20mo	$115,000	$184	60
1254 Chalmers Ave	0.53mi	2/1.0	638 (+6%)	19mo	$75,000	$118	49
1243 W Harlan Ave	0.51mi	2/1.0	672 (+12%)	17mo	$50,000	$74	42
1323 Chalmers Ave	0.61mi	1/1.0 (-1)	560 (-7%)	22mo	$89,900	$161	37
603 Humboldt	0.69mi	1/1.0 (-1)	528 (-12%)	10mo	$99,000	$188	35

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.78×
• Total profit: $-6,654
• Equity at exit: $29,493

10-year hold

• IRR: 1.5%
• Equity multiple: 1.15×
• Total profit: $4,755
• Equity at exit: $33,553

Cash invested: $30,800 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$577
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-19

Break-even live

Break-even rent $1,026

Max offer price $106,722

Occupancy floor 97%

Sensitivity live

Price	-10% $44	-5% $13	+0% $-19	+5% $-50	+10% $-81
Rent	-10% $-98	-5% $-58	+0% $-19	+5% $21	+10% $61
Rate	-1.0pp $37	-0.5pp $9	base $-19	+0.5pp $-47	+1.0pp $-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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	19d	1	0.35mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	0d	1	0.35mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	26d	1	0.51mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	26d	1	0.58mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	45d	1	0.78mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	45d	1	0.91mi
806 McCauley Blvd San Antonio, TX	1.0	1.0	558	$695	$1.25	0d	1	0.94mi
806 McCauley Blvd San Antonio, TX	2.0	1.0	670	$895	$1.34	45d	1	0.94mi
103 Stanley Ct Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	22d	1	0.98mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	22d	1	0.99mi
107 Stanley Ct Apt 4 San Antonio, TX	1.0	1.0	375	$825	$2.20	6d	1	0.99mi
675 W Pyron Ave San Antonio, TX	2.0	1.0	672	$1,100	$1.64	0d	1	0.99mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$700	$1.13	24d	1	1.15mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$725	$1.18	45d	1	1.15mi
165 Division Ave San Antonio, TX	1.0	1.0	617	$700	$1.13	0d	1	1.15mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	45d	1	1.26mi
321 Verne St San Antonio, TX	1.0	1.0	500	$650	$1.30	26d	1	1.32mi
500 Burton Ave San Antonio, TX	1.0	1.0	500	$800	$1.60	26d	1	1.33mi
2238 Interstate 35 Access Rd Unit 35 San Antonio, TX	1.0	1.0	638	$825	$1.29	0d	1	1.38mi

Listing history 25 events

1. 2026-06-17
   days on market $110,000 Active 126 DOM
2. 2026-06-16
   days on market $110,000 Active 125 DOM
3. 2026-06-15
   days on market $110,000 Active 124 DOM
4. 2026-06-13
   statusdays on market $110,000 Active 122 DOM
5. 2026-06-13
   days on market $110,000 Back on Market 121 DOM
6. 2026-06-09
   days on market $110,000 Back on Market 118 DOM
7. 2026-06-08
   days on market $110,000 Back on Market 117 DOM
8. 2026-06-07
   days on market $110,000 Back on Market 116 DOM
9. 2026-06-04
   days on market $110,000 Back on Market 113 DOM
10. 2026-06-03
    pricestatusdays on market $110,000 Back on Market 112 DOM
11. 2026-04-17
    price $99,000 118-char remark

    Show marketing remark (118 chars)

    Seller financing available. JUST REMODELED, This 2 bedroom 1 bath home is on a big corner lot and ready for a family!

12. 2026-04-17
    status Back on Market 118-char remark

    Show marketing remark (118 chars)

    Seller financing available. JUST REMODELED, This 2 bedroom 1 bath home is on a big corner lot and ready for a family!

13. 2026-04-14
    historical Active Option 118-char remark

    Show marketing remark (118 chars)

    Seller financing available. JUST REMODELED, This 2 bedroom 1 bath home is on a big corner lot and ready for a family!

14. 2026-02-04
    listed $119,900 New 118-char remark

    Show marketing remark (118 chars)

    Seller financing available. JUST REMODELED, This 2 bedroom 1 bath home is on a big corner lot and ready for a family!

15. 2026-02-02
    historical
16. 2025-12-21
    price $124,900
17. 2025-11-12
    listed $129,900 New
18. 2025-04-07
    historical
19. 2025-03-21
    listed $135,000 New
20. 2022-11-30
    historical
21. 2022-09-06
    soldstatus
22. 2022-09-02
    soldstatus Sold
23. 2022-07-12
    status Pending
24. 2022-07-01
    historical Active Option
25. 2022-06-27
    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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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: $12,034
• − Mortgage interest: −$6,162
• − Property taxes: −$2,257
• − Insurance: −$550
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$3,200
• Taxable loss: −$2,060
• Est. tax savings @ 24.0%: +$495
• After-tax cash flow: $272/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+16.5% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $99,000 LERA
• 2026-04-17 Relisted — LERA
• 2026-04-14 Contingent — LERA
• 2026-02-04 Listed $119,900 LERA
• 2026-02-02 Listing Removed — LERA
• 2025-12-21 Price Changed $124,900 LERA
• 2025-11-12 Listed $129,900 LERA
• 2025-04-07 Listing Removed — LERA
• 2025-03-21 Listed $135,000 LERA
• 2022-11-30 Listing Removed — LERA
• 2022-09-06 Sold (Public Records) — Public Records
• 2022-09-02 Sold (MLS) — LERA
• 2022-07-12 Pending — LERA
• 2022-07-01 Contingent — LERA
• 2022-06-27 Listed $85,000 LERA

Property tax history

+7.8%/yr

Latest (2025): $2,257 · -4.6% YoY. Source: county tax records.