211 Gabriel · San Antonio, TX 78202

$80,000

3 bd · 1.0 ba · 859 sqft · SingleFamily public records · 31 Days on market

Built 1920 4,835 sqft lot Est $140k · 43% under ↓ 45% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

What an amazing opportunity in an up and coming revitalized neighborhood. This 2-bedroom home has been fully gutted and is ready for a complete renovation, allowing investors or end users the flexibility to redesign and modernize to their vision. The property also includes a barn that can be used as an ADU or casita, creating additional potential for rental income, guest quarters, or multi-generational living. Surrounded by ongoing redevelopment and neighborhood revitalization, the area continues to attract increasing buyer interest and investment activity. Listed below appraisal value, this property offers significant upside potential for investors, builders, or buyers seeking an affordabl

Key facts

• Fully gutted
• Adu
• Barn

Tags

• FULLY GUTTED
• COMPLETE RENOVATION
• BARN
• ADU
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Pre-owned home; Metal roof; Approximately 106 years old
• Construction: Wood exterior siding; Metal roof
• Exterior features: Covered patio; Wood siding exterior

Interior

• Kitchen: Kitchen (approx. 14 x 8)
• Bedrooms: Master bedroom on lower level with walk-in closet and ceiling fan; Second bedroom
• Flooring: Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Panel heating; Natural gas heating
• Interior features: Living/dining room combination; City garbage service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: 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.
• Zoned schools: Washington El (math 2% / reading 8%, grade F, #4,316 of 4,322 statewide, top 100%, 337 students, 98% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k 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 + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 31 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1920 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1920 — 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: 1.65% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $140,017
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1607 Hays	0.13mi	2/1.0 (-1)	892 (+4%)	0mo	$145,000	$163	82
623 Blaine	0.20mi	3/1.0	869 (+1%)	12mo	$130,000	$150	79
431 Blue Bonnet	0.35mi	2/1.0 (-1)	876 (+2%)	10mo	$139,500	$159	67
1531 Burnet	0.20mi	2/2.0 (-1)	913 (+6%)	7mo	$215,000	$235	65
401 Canton	0.53mi	2/1.0 (-1)	808 (-6%)	8mo	$65,000	$80	54
418 Muncey	0.49mi	2/1.0 (-1)	936 (+9%)	8mo	$165,000	$176	50
310 N Gevers	0.73mi	2/1.0 (-1)	876 (+2%)	11mo	$85,000	$97	49
632 Canton	0.65mi	2/1.0 (-1)	920 (+7%)	10mo	$70,000	$76	45
151 Canton	0.60mi	2/1.0 (-1)	744 (-13%)	2mo	$130,000	$175	43
1222 Mason St	0.56mi	2/2.0 (-1)	750 (-13%)	4mo	$223,900	$299	41
1206 Nolan	0.50mi	2/1.0 (-1)	987 (+15%)	9mo	$145,000	$147	40
426 N Monumental St	0.74mi	2/1.5 (-1)	960 (+12%)	2mo	$209,000	$218	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 4.15×
• Total profit: $70,611
• Equity at exit: $72,070

10-year hold

• IRR: 36.7%
• Equity multiple: 10.36×
• Total profit: $209,745
• Equity at exit: $155,422

Cash invested: $22,400 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$420
• Tax from tax record: −$274 /mo · $3,293/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $313

Break-even live

Break-even rent $921

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $359	-5% $336	+0% $313	+5% $291	+10% $268
Rent	-10% $209	-5% $261	+0% $313	+5% $365	+10% $417
Rate	-1.0pp $354	-0.5pp $334	base $313	+0.5pp $293	+1.0pp $271

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.03mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	44d	1	0.07mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.10mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.10mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.30mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.33mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.33mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.38mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.43mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	17d	1	0.44mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.44mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.50mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	44d	1	0.51mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.52mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.57mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.59mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.61mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.64mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.67mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	44d	1	0.67mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.67mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.68mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.68mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	44d	1	0.69mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	0.69mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.69mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.69mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.69mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.70mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	0.71mi
923 E Carson St San Antonio, TX	2.0	1.0–2.0	859	$2,459	$2.86	2d	38	0.71mi
925 E Carson St Unit 710 San Antonio, TX	2.0	2.0	1019	$1,918	$1.88	3d	1	0.71mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	15d	1	0.71mi
1116 Muncey St Unit 2 San Antonio, TX	3.0	2.0	896	$1,500	$1.67	17d	1	0.72mi
1116 Muncey St Unit 1 San Antonio, TX	3.0	2.0	896	$1,600	$1.79	44d	1	0.72mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.76mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	44d	1	0.76mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	5d	1	0.77mi
1123 N Olive St San Antonio, TX	2.0	1.0	840	$1,600	$1.90	24d	1	0.80mi
1219 Muncey San Antonio, TX	2.0	2.0	944	$1,350	$1.43	24d	1	0.80mi

Listing history 28 events

1. 2026-06-18
   days on market $80,000 Active 31 DOM
2. 2026-06-17
   days on market $80,000 Active 30 DOM
3. 2026-06-16
   days on market $80,000 Active 29 DOM
4. 2026-06-15
   days on market $80,000 Active 28 DOM
5. 2026-06-13
   days on market $80,000 Active 26 DOM
6. 2026-06-09
   days on market $80,000 Active 22 DOM
7. 2026-06-08
   days on market $80,000 Active 21 DOM
8. 2026-06-07
   days on market $80,000 Active 20 DOM
9. 2026-06-04
   days on market $80,000 Active 17 DOM
10. 2026-06-03
    days on market $80,000 Active 16 DOM
11. 2026-06-02
    days on market $80,000 Active 15 DOM
12. 2026-06-01
    days on market $80,000 Active 14 DOM
13. 2026-05-31
    days on market $80,000 Active 13 DOM
14. 2026-05-18
    listed $80,000 New
15. 2025-01-15
    historical
16. 2024-10-11
    listed $107,000 New
17. 2024-01-24
    historical
18. 2023-12-28
    status Back on Market
19. 2023-12-24
    historical
20. 2023-11-16
    price $131,500
21. 2023-10-10
    price $135,000
22. 2023-09-27
    price $139,000
23. 2023-09-22
    price $143,000
24. 2023-08-30
    listed $145,000 New
25. 2023-08-14
    soldstatus
26. 2023-04-13
    soldstatus
27. 2006-09-27
    soldstatus
28. 2003-06-04
    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: $3,293 · $274/mo
• Projected year-2 tax: $3,293 · $274/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: $15,806
• − Mortgage interest: −$4,481
• − Property taxes: −$3,293
• − Insurance: −$400
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,327
• Taxable income: $2,776
• Est. tax owed @ 24.0%: −$666
• After-tax cash flow: $3,093/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

-44.8% since first listed

15 events — show timeline

• 2026-05-18 Listed $80,000 LERA
• 2025-01-15 Listing Removed — LERA
• 2024-10-11 Listed $107,000 LERA
• 2024-01-24 Listing Removed — LERA
• 2023-12-28 Relisted — LERA
• 2023-12-24 Listing Removed — LERA
• 2023-11-16 Price Changed $131,500 LERA
• 2023-10-10 Price Changed $135,000 LERA
• 2023-09-27 Price Changed $139,000 LERA
• 2023-09-22 Price Changed $143,000 LERA
• 2023-08-30 Listed $145,000 LERA
• 2023-08-14 Sold (Public Records) — Public Records
• 2023-04-13 Sold (Public Records) — Public Records
• 2006-09-27 Sold (Public Records) — Public Records
• 2003-06-04 Sold (Public Records) — Public Records

Property tax history

+11.9%/yr

Latest (2025): $3,293 · -2.1% YoY. Source: county tax records.