1003 S San Joaquin · San Antonio, TX 78237

$154,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 102 Days on market

Built 1940 9,016 sqft lot ↓ 22% since listing

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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 +13.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

You're going to love this charming recent rehab home! Everything is new! New siding, new windows, new floors, new cabinets, new stove, new sinks, new toilets and a new mini split air and heating unit. Extended oversized shower, Ceiling fans in common areas and in all bedrooms. HUGE CORNER LOT with lots of parking space!!! Property is completely gated. Just a short drive to downtown. Scheduled a tour today!

Key facts

• Updated kitchen
• Corner lot
• Mature trees

Tags

• CENTRAL AIR CONDITIONING
• CORNER LOT
• MATURE TREES
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• FULLY USABLE BACKYARD

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment resources available
• HOA & community: Subdivision: WEST LAWN AREA 5

Exterior

• Parking: Side-entry parking
• Utilities: Water service (SAWS); Sewer service (SAWS); Electric service (CPS); Gas service (CPS); City garbage service
• Home design: Siding exterior; Composition roof; Pre-owned home; Approximate age: 86 years; Entry at ground level
• Construction: Siding construction; Composition roof
• Exterior features: Chain link fence; Storage building / shed; Mature trees; Corner lot; Level lot; Level drive; Street paved with curbs, sidewalks and streetlights

Interior

• Kitchen: Gas cooking; Refrigerator included; Kitchen area (14 x 11)
• Bedrooms: Master bedroom is split and on the lower level (14 x 14); Second bedroom (14 x 10); Third bedroom (14 x 11)
• Flooring: Ceramic tile flooring; Laminate flooring
• Bathrooms: One full bathroom with shower only and single vanity (master bath 10 x 9); One half bathroom (total: 1 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Separate dining room; 1 living area; Utility room inside; Laundry room on main level; High ceilings; Cable TV available; High-speed internet; All window coverings remain; Ground-level entry (no steps); Accessible/adaptive home; Bathroom on first floor; Bedroom on first floor; No carpet
• Laundry & utility: Washer connection; Dryer connection; Utility room (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $2 ($26/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (7.3% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: 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.
• Zoned schools: Las Palmas Leadership School For Girls (229 students, 91% FRL, charter); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 92% FRL vs 24% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $17k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $140,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.93% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.0

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: 25.5%
• Equity multiple: 3.06×
• Total profit: $89,225
• Equity at exit: $139,546

10-year hold

• IRR: 23.3%
• Equity multiple: 7.31×
• Total profit: $273,502
• Equity at exit: $300,937

Cash invested: $43,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$256 /mo · $3,066/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $2

Break-even live

Break-even rent $1,433

Max offer price $154,900

Occupancy floor 95%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-02
   statusdays on market $154,900 Pending 102 DOM
2. 2026-06-01
   days on market $154,900 Active 101 DOM
3. 2026-05-31
   remarks 691-char remark
4. 2026-05-31
   listed $154,900 Active 100 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: $3,066 · $256/mo
• Projected year-2 tax: $3,066 · $256/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 7/10 Severe 78% 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: $17,234
• − Mortgage interest: −$8,677
• − Property taxes: −$3,066
• − Insurance: −$774
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,506
• Taxable loss: −$2,548
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $637/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

-22.2% since first listed

17 events — show timeline

• 2026-05-03 Price Changed $154,900 LERA
• 2026-04-11 Price Changed $159,900 LERA
• 2026-03-08 Price Changed $164,900 LERA
• 2026-02-20 Listed $175,000 LERA
• 2022-07-08 Sold (Public Records) — Public Records
• 2022-07-06 Sold (MLS) — LERA
• 2022-06-17 Pending — LERA
• 2022-06-13 Contingent — LERA
• 2022-06-04 Price Changed $179,000 LERA
• 2022-05-09 Relisted — LERA
• 2022-05-06 Contingent — LERA
• 2022-04-28 Listed $199,000 LERA
• 2022-04-13 Sold (Public Records) — Public Records
• 2022-02-10 Sold (Public Records) — Public Records
• 2022-02-10 Sold (Public Records) — Public Records
• 2022-01-28 Sold (Public Records) — Public Records
• 1998-06-19 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,066 · -0.0% YoY. Source: county tax records.