912 W Theo Ave · San Antonio, TX 78225

$86,150

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 75 Days on market

Built 1941 8,145 sqft lot $76/sqft · 48% below area Est $166k · 48% under ↓ 8% since listing

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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 +27.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• Appreciation +6.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Nice older home with a lot of potential. Long driveway, large shed (19 x19), and two smaller storage units. Front of home is Spanish style porch. Large rooms and ceramic tiled restroom. Street at front is one way. Near place of worship, Dollar store, restaurants, and much more. Make this your home and make it your way. Purchase with cash or possibly FHA 203K. Selling "AS IS". Buyer should inspect and confirm room sizes, schools, etc... Offers must be submitted through the link provided in the "Confidential Remarks" section.

Key facts

• Spanish style porch
• One way street
• Long driveway

Tags

• LONG DRIVEWAY
• LARGE SHED
• SPANISH STYLE PORCH
• CERAMIC TILED RESTROOM
• ONE WAY STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 36 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 35% 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 $4k of equity ($596 loan paydown + $3k appreciation (3.8% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,981 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.57% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.96%
• DSCR: 1.58
• GRM: 5.3

CMA / ARV

• ARV (median comp): $166,066
• List price: $86,150
• Delta: -48.12%
• 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
807 Eldorado	0.37mi	3/1.0 (+1)	1,128 (-1%)	1mo	$160,000	$142	75
122 Hoover	0.22mi	2/1.0	1,034 (-9%)	1mo	$170,000	$164	73
606 Cottonwood	0.27mi	2/1.5	1,049 (-8%)	4mo	$85,000	$81	69
822 Glenn	0.23mi	3/1.0 (+1)	1,220 (+7%)	5mo	$52,000	$43	68
119 Carroll	0.30mi	3/2.0 (+1)	1,184 (+4%)	5mo	$228,900	$193	67
531 Cottonwood	0.34mi	3/1.0 (+1)	1,044 (-8%)	5mo	$233,000	$223	62
307 Jennings	0.38mi	3/1.0 (+1)	1,236 (+8%)	4mo	$129,000	$104	60
319 Roslyn	0.71mi	3/2.0 (+1)	1,150 (+1%)	3mo	$199,000	$173	54
1419 W Malone Ave	0.60mi	3/1.0 (+1)	995 (-13%)	5mo	$129,999	$131	41
1214 Chalmers Ave	0.74mi	3/2.0 (+1)	1,261 (+11%)	1mo	$229,900	$182	38
241 Hawthorne	0.73mi	3/2.0 (+1)	1,259 (+10%)	6mo	$225,000	$179	35
126 Sims Ave	0.66mi	3/2.0 (+1)	1,296 (+14%)	5mo	$135,000	$104	34

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

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.28×
• Total profit: $30,858
• Equity at exit: $42,713

10-year hold

• IRR: 22.0%
• Equity multiple: 4.41×
• Total profit: $82,355
• Equity at exit: $69,101

Cash invested: $24,122 (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 78225

• Home prices YoY: 1.5%
• Active inventory: 36
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$452
• Tax from tax record: −$321 /mo · $3,854/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $260

Break-even live

Break-even rent $1,024

Max offer price $86,150

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: $21,538
• Closing costs: $2,584
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	23d	1	0.23mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	43d	1	0.34mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	0.50mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	1d	1	0.56mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	23d	1	0.59mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	0.60mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	23d	1	0.61mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	43d	1	0.63mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	23d	1	0.73mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	43d	1	0.76mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	17d	1	0.76mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	10d	1	0.81mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	43d	1	0.82mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	19d	1	0.84mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	43d	1	0.84mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	17d	1	0.90mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	17d	1	0.92mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	0.93mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	10d	1	0.95mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	23d	1	0.96mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	43d	1	0.99mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	43d	1	1.01mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	23d	1	1.03mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	43d	1	1.12mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	10d	1	1.16mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	43d	1	1.21mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	21d	1	1.25mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	43d	1	1.25mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	1.25mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	23d	3	1.27mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	17d	1	1.27mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	23d	1	1.29mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	2d	1	1.30mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	2d	1	1.30mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	23d	1	1.32mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	14d	1	1.32mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	43d	1	1.32mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	23d	1	1.33mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	43d	1	1.33mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	19d	1	1.33mi

Listing history 11 events

1. 2026-06-10
   status $86,150 Pending 75 DOM
2. 2026-06-09
   days on market $86,150 Active Option 75 DOM
3. 2026-06-08
   days on market $86,150 Active Option 74 DOM
4. 2026-06-07
   days on market $86,150 Active Option 73 DOM
5. 2026-06-04
   days on market $86,150 Active Option 70 DOM
6. 2026-06-03
   days on market $86,150 Active Option 69 DOM
7. 2026-06-02
   days on market $86,150 Active Option 68 DOM
8. 2026-06-01
   days on market $86,150 Active Option 67 DOM
9. 2026-05-31
   days on market $86,150 Active Option 66 DOM
10. 2026-04-23
    price $86,150 559-char remark

    Show marketing remark (559 chars)

    Nice older home with a lot of potential. Long driveway, large shed (19 x19), and two smaller storage units. Front of home is Spanish style porch. Large rooms and ceramic tiled restroom. Street at front is one way. Near place of worship, Dollar store, restaurants, and much more. Make this your home and make it your way. Purchase with cash or possibly FHA 203K. Selling "AS IS". Buyer should inspect and confirm room sizes, schools, etc... Offers must be submitted through the link provided in the "Confidential Remarks" section.

11. 2026-03-26
    listed $93,600 New 559-char remark

    Show marketing remark (559 chars)

    Nice older home with a lot of potential. Long driveway, large shed (19 x19), and two smaller storage units. Front of home is Spanish style porch. Large rooms and ceramic tiled restroom. Street at front is one way. Near place of worship, Dollar store, restaurants, and much more. Make this your home and make it your way. Purchase with cash or possibly FHA 203K. Selling "AS IS". Buyer should inspect and confirm room sizes, schools, etc... Offers must be submitted through the link provided in the "Confidential Remarks" section.

ⓘ 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: $3,854 · $321/mo
• Projected year-2 tax: $3,854 · $321/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 · 21 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: $16,244
• − Mortgage interest: −$4,826
• − Property taxes: −$3,854
• − Insurance: −$431
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,506
• Taxable income: $2,028
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $2,639/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): 13,104
• Household income: $46,955
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 381.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 41% White 5% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 13% · 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: ▲ 3.81%
• Current HPI: 264.2018
• 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

-8.0% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $86,150 LERA
• 2026-03-26 Listed $93,600 LERA

Property tax history

+6.0%/yr

Latest (2025): $3,854 · +10.0% YoY. Source: county tax records.