103 Pharis · San Antonio, TX 78237

$65,000

1 bd · 1.0 ba · 480 sqft · SingleFamily public records · 332 Days on market

Built 1947 5,575 sqft lot ↓ 27% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

INVESTOR SPECIAL!!!! This 1 bedroom, 1 bathroom home sits on a corner lot. This property is a perfect opportunity for cash or conventional buyers looking to fix and flip. This property is located just minutes from Lackland Air Force Base with quick access to Hwy 151 and Highway 90. Don't miss out on this opportunity.

Key facts

• Corner lot
• 5,575 sq ft lot
• Built 1947

Tags

• CORNER LOT
• QUICK ACCESS TO HWY 151
• QUICK ACCESS TO HIGHWAY 90

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Located in the Los Jardines subdivision

Exterior

• Utilities: Water provided by SAWS; Sewer provided by SAWS; Gas supplied by SAWS; Electricity supplied by CPS; Garbage service via CPS; Water system available
• Home design: Cement fiber exterior; South-facing
• Construction: Approximate age: 78 years; Slab foundation; Composition roof; Pre-owned property
• Exterior features: Chain-link fence; Storage building / shed; Corner, level lot; Paved streets with curbs, streetlights; city street with nearby state and US highways

Interior

• Kitchen: Kitchen (8 x 8)
• Bedrooms: Master bedroom on lower level with ceiling fan and a half bath (12 x 10)
• Flooring: Linoleum flooring
• Bathrooms: One full bath
• Heating & cooling: Natural gas heating; Window air conditioner
• Interior features: City garbage service; Telephone; Ground-level living with no steps; All window coverings remain

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 + 6.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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 1947 — 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. 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: 1.55% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 4.27×
• Total profit: $59,563
• Equity at exit: $58,557

10-year hold

• IRR: 37.7%
• Equity multiple: 10.15×
• Total profit: $166,608
• Equity at exit: $126,281

Cash invested: $18,200 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $327

Break-even live

Break-even rent $595

Max offer price $65,000

Occupancy floor 63%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 332 DOM
2. 2026-06-17
   days on market $65,000 Active 331 DOM
3. 2026-06-16
   days on market $65,000 Active 330 DOM
4. 2026-06-15
   days on market $65,000 Active 329 DOM
5. 2026-06-13
   days on market $65,000 Active 327 DOM
6. 2026-06-12
   days on market $65,000 Active 326 DOM
7. 2026-06-09
   days on market $65,000 Active 323 DOM
8. 2026-06-08
   days on market $65,000 Active 322 DOM
9. 2026-06-08
   days on market $65,000 Active 321 DOM
10. 2026-06-07
    days on market $65,000 Active 320 DOM
11. 2026-06-03
    days on market $65,000 Active 317 DOM
12. 2026-06-02
    days on market $65,000 Active 316 DOM
13. 2026-06-01
    days on market $65,000 Active 315 DOM
14. 2026-05-31
    remarks 318-char remark
15. 2026-05-31
    listed $65,000 Active 314 DOM

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,116
• − Mortgage interest: −$3,641
• − Property taxes: −$1,227
• − Insurance: −$325
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$1,891
• Taxable income: $3,094
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $3,187/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

-27.0% since first listed

4 events — show timeline

• 2026-03-17 Price Changed $65,000 LERA
• 2025-09-27 Price Changed $75,000 LERA
• 2025-07-21 Listed $89,000 LERA
• 2023-03-13 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,227 · -0.0% YoY. Source: county tax records.