470 E Amber St · San Antonio, TX 78221

$130,000

3 bd · 1.0 ba · 1,367 sqft · SingleFamily public records · 58 Days on market

Built 1955 6,708 sqft lot $95/sqft · 35% below area Est $198k · 35% under

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Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

Located in the heart of the South Side, this property is a true investor special with endless potential. The main home offers 3 bedrooms and 2 bathrooms, ready for a full transformation. A separate rear dwelling of approximately 1,000 sq ft adds incredible value for rental income or multi-generational living. While the property needs significant work, the opportunity to create something special is undeniable. Perfect for investors looking to renovate and maximize returns.

Key facts

• Endless potential
• Rental income
• 6,708 sq ft lot

Tags

• SEPARATE REAR DWELLING
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING
• ENDLESS POTENTIAL

Property features AI

Finance

• Financial info: Down payment resource not available
• HOA & community: Community offers amenities such as pool, tennis, golf course, park/playground, jogging trails, sports court, bike trails, BBQ/grill, basketball court, volleyball court

Exterior

• Parking: Converted garage
• Utilities: Gas service by CPS; Electricity by CPS; Water by SAWS; City sewer
• Home design: Pre-owned property; Approximately 71 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Pool (other type — see remarks); Neighborhood amenities include pool, tennis, golf course, park/playground, jogging trails, sports court, bike trails, BBQ/grill, basketball court, volleyball court

Interior

• Kitchen: Kitchen about 10 x 8
• Bedrooms: Master bedroom about 14 x 14; Bedroom 2 about 12 x 12; Bedroom 3 about 12 x 12; Bedroom 4 about 12 x 12; Bedroom 5 about 12 x 12; Master bedroom has additional features (see remarks)
• Flooring: Saltillo tile; Ceramic tile; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heat; Other heating (see remarks); Other air conditioning (see remarks)
• Interior features: Two living areas; Separate dining room; Two eating areas; Utility room inside; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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: Bellaire El (math 19% / reading 20%, grade F, #3,583 of 4,322 statewide, top 86%, 497 students, 91% FRL); Mccollum H S (math 31% / reading 31%, grade F, #1,077 of 1,632 statewide, top 66%, 1,494 students, 78% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($899 loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1955 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

• ARV (median comp): $198,480
• List price: $130,000
• Delta: -34.50%
• 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
243 Langford Pl	0.28mi	3/2.0	1,362 (-0%)	1mo	$210,000	$154	81
443 E Amber	0.08mi	4/1.0 (+1)	1,187 (-13%)	7mo	$172,900	$146	63
922 Deely Pl	0.55mi	4/1.0 (+1)	1,260 (-8%)	3mo	$175,000	$139	54
126 Creath Pl	0.52mi	3/1.0	1,214 (-11%)	4mo	$180,000	$148	53
119 E Vestal	0.73mi	2/1.0 (-1)	1,384 (+1%)	8mo	$179,900	$130	52
643 E Ashley	0.70mi	3/2.0	1,295 (-5%)	7mo	$119,900	$93	49
114 E Hutchins Pl	0.74mi	3/2.0	1,265 (-8%)	2mo	$175,000	$138	47
8816 Oakbrook	0.74mi	4/2.0 (+1)	1,326 (-3%)	6mo	$204,000	$154	46
219 E Formosa	0.55mi	4/2.0 (+1)	1,532 (+12%)	4mo	$242,500	$158	42
7234 Briar Pl	0.71mi	3/2.5	1,466 (+7%)	10mo	$185,000	$126	40
202 E Formosa Blvd	0.60mi	3/2.0	1,560 (+14%)	6mo	$175,000	$112	40
314 Shrine	0.72mi	3/2.0	1,168 (-15%)	9mo	$219,900	$188	31

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.41×
• Total profit: $15,010
• Equity at exit: $51,476

10-year hold

• IRR: 9.1%
• Equity multiple: 2.15×
• Total profit: $41,916
• Equity at exit: $74,280

Cash invested: $36,400 (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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$682
• Tax from tax record: −$374 /mo · $4,483/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $165

Break-even live

Break-even rent $1,404

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $238	-5% $201	+0% $165	+5% $128	+10% $91
Rent	-10% $37	-5% $101	+0% $165	+5% $228	+10% $292
Rate	-1.0pp $230	-0.5pp $198	base $165	+0.5pp $131	+1.0pp $97

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,200	$1.35	45d	1	0.13mi
407 Creath Pl San Antonio, TX	4.0	2.0	1632	$2,300	$1.41	25d	1	0.13mi
351 E Amber St San Antonio, TX	3.0	1.0	966	$1,390	$1.44	45d	1	0.24mi
8237 S Flores St Unit 615 San Antonio, TX	2.0	2.0	910	$915	$1.01	16d	1	0.33mi
8237 S Flores St Unit 710 San Antonio, TX	2.0	2.0	910	$1,024	$1.13	0d	1	0.33mi
8237 S Flores St Unit 1116 San Antonio, TX	2.0	2.0	910	$1,149	$1.26	45d	1	0.33mi
351 Ware Blvd San Antonio, TX	2.0	2.0	875	$1,450	$1.66	45d	1	0.46mi
906 E Petaluma Blvd San Antonio, TX	3.0	2.0	936	$1,450	$1.55	17d	1	0.50mi
119 Langford Pl San Antonio, TX	3.0	2.0	1680	$1,600	$0.95	17d	1	0.53mi
614 Barberry St Unit 201 San Antonio, TX	3.0	2.0	1718	$1,550	$0.90	45d	1	0.60mi
614 Barberry St Unit 101 San Antonio, TX	2.0	2.0	1200	$1,095	$0.91	12d	1	0.61mi
8818 Scarlett Pl San Antonio, TX	3.0	2.5	1645	$1,630	$0.99	25d	1	0.68mi
7226 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,400	$1.16	4d	1	0.70mi
7218 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,275	$1.05	45d	1	0.71mi
8919 Scarlett Pl San Antonio, TX	3.0	2.5	1777	$1,645	$0.93	25d	1	0.74mi
8816 Oakbrook St San Antonio, TX	4.0	2.0	1326	$1,595	$1.20	25d	1	0.76mi
8815 Oakbrook St San Antonio, TX	3.0	1.0	1160	$1,300	$1.12	45d	1	0.78mi
3718 Pleasanton Rd Unit 202 San Antonio, TX	3.0	1.0	950	$1,295	$1.36	25d	1	0.78mi
15966 S Flores St San Antonio, TX	3.0	2.0	1242	$1,585	$1.28	45d	1	0.88mi
15949 S Flores St San Antonio, TX	3.0	2.0	1232	$1,475	$1.20	45d	1	0.89mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	25d	1	0.93mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	23d	1	0.93mi
141 W Dickson Ave San Antonio, TX	3.0	2.0	1500	$1,600	$1.07	45d	1	0.97mi
543 Crane Ave San Antonio, TX	3.0	1.0	960	$1,450	$1.51	45d	1	1.05mi
9406 Hinterlands Dr San Antonio, TX	3.0	2.0	1675	$1,899	$1.13	19d	1	1.08mi
247 W Dickson Ave San Antonio, TX	1.0–2.0	1.0–2.0	758	$1,358	$1.79	0d	33	1.08mi
9419 Platte Pl San Antonio, TX	3.0	2.5	1780	$1,799	$1.01	12d	1	1.09mi
114 Dorsey St Unit 2 San Antonio, TX	3.0	1.0	1200	$900	$0.75	45d	1	1.11mi
114 Dorsey St Unit 3 San Antonio, TX	2.0	1.0	1000	$1,150	$1.15	45d	1	1.11mi
114 Dorsey St #1 San Antonio, TX	3.0	1.0	1200	$1,150	$0.96	45d	1	1.11mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	25d	1	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 58 DOM
2. 2026-06-18
   days on market $130,000 Active 55 DOM
3. 2026-06-17
   days on market $130,000 Active 54 DOM
4. 2026-06-16
   days on market $130,000 Active 53 DOM
5. 2026-06-15
   days on market $130,000 Active 52 DOM
6. 2026-06-13
   days on market $130,000 Active 50 DOM
7. 2026-06-13
   days on market $130,000 Active 49 DOM
8. 2026-06-09
   days on market $130,000 Active 46 DOM
9. 2026-06-08
   days on market $130,000 Active 45 DOM
10. 2026-06-07
    days on market $130,000 Active 44 DOM
11. 2026-06-04
    days on market $130,000 Active 41 DOM
12. 2026-06-03
    days on market $130,000 Active 40 DOM
13. 2026-06-02
    days on market $130,000 Active 39 DOM
14. 2026-06-01
    days on market $130,000 Active 38 DOM
15. 2026-05-31
    days on market $130,000 Active 37 DOM
16. 2026-04-24
    listed $130,000 New 476-char remark

ⓘ 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: $4,483 · $374/mo
• Projected year-2 tax: $4,483 · $374/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$7,282
• − Property taxes: −$4,483
• − Insurance: −$650
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,782
• Taxable income: $59
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $1,961/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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

1 event — show timeline

• 2026-04-24 Listed $130,000 LERA

Property tax history

+5.1%/yr

Latest (2025): $4,483 · +0.7% YoY. Source: county tax records.