1513 Gibbs St · San Antonio, TX 78202

$99,000

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 146 Days on market

Built 1966 6,250 sqft lot $111/sqft · 29% below area Est $139k · 29% under ↓ 1% 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 +26.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +8.3/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Single-story fixer-upper in Jefferson Heights, ready for a full renovation. This property has been taken down to the studs, offering a blank slate for a complete remodel. Features include a fenced yard, double-wide driveway with carport, back patio, and a storage shed. Located just minutes from Downtown San Antonio, the Alamodome, The Pearl, and major highways. Excellent opportunity for investors or buyers looking to customize a home in a prime central location at an affordable price.

Key facts

• Fenced yard
• Double-wide driveway
• Storage shed

Tags

• FENCED YARD
• DOUBLE-WIDE DRIVEWAY
• BACK PATIO
• STORAGE SHED
• PRIME CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 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 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 33% 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($87k) 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 2.7% of price.
• 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1966 — 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: 1.33% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (median comp): $138,893
• List price: $99,000
• Delta: -28.72%
• 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
2710 E Houston St	0.21mi	3/1.0	1,017 (+14%)	2mo	$185,000	$182	65
122 Belmont	0.69mi	3/1.0	902 (+2%)	6mo	$95,000	$105	60
1341 Paso Hondo	0.24mi	3/2.0	1,008 (+14%)	7mo	$239,900	$238	56
115 Robeson	0.75mi	3/1.5	928 (+4%)	3mo	$149,000	$161	53
1830 Gorman	0.45mi	3/1.5	786 (-12%)	6mo	$110,000	$140	53
822 Potomac	0.42mi	3/1.0	1,012 (+14%)	5mo	$79,900	$79	53
1046 Paso Hondo	0.63mi	2/1.0 (-1)	953 (+7%)	3mo	$140,000	$147	51
207 Fargo	0.74mi	3/1.0	952 (+7%)	9mo	$97,700	$103	46
1102 Onslow	0.53mi	3/2.0	995 (+12%)	6mo	$119,950	$121	46
339 Como	0.72mi	2/1.0 (-1)	801 (-10%)	0mo	$115,999	$145	45
401 Canton	0.62mi	2/1.0 (-1)	808 (-9%)	8mo	$65,000	$80	44
342 Canton	0.64mi	2/1.0 (-1)	990 (+12%)	5mo	$130,000	$131	42

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: 35.0%
• Equity multiple: 3.79×
• Total profit: $77,386
• Equity at exit: $89,187

10-year hold

• IRR: 32.1%
• Equity multiple: 9.38×
• Total profit: $232,319
• Equity at exit: $192,335

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$519
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $258

Break-even live

Break-even rent $987

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $314	-5% $286	+0% $258	+5% $230	+10% $202
Rent	-10% $154	-5% $206	+0% $258	+5% $310	+10% $362
Rate	-1.0pp $308	-0.5pp $283	base $258	+0.5pp $233	+1.0pp $206

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.11mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.13mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.23mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.26mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.27mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.29mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.32mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.34mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.35mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.37mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.41mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	0.41mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	0.41mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.41mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	15d	1	0.41mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.44mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	0.48mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.49mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.50mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.58mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.60mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.60mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.62mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.63mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.63mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.64mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.67mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	44d	1	0.73mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	44d	1	0.74mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.78mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.79mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	15d	1	0.80mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	5d	1	0.81mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	44d	1	0.81mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	5d	1	0.85mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.86mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.86mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.86mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.86mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.86mi

Listing history 24 events

1. 2026-06-18
   days on market $99,000 Active 146 DOM
2. 2026-06-17
   days on market $99,000 Active 145 DOM
3. 2026-06-16
   days on market $99,000 Active 144 DOM
4. 2026-06-15
   days on market $99,000 Active 143 DOM
5. 2026-06-13
   days on market $99,000 Active 141 DOM
6. 2026-06-09
   days on market $99,000 Active 137 DOM
7. 2026-06-08
   days on market $99,000 Active 136 DOM
8. 2026-06-07
   days on market $99,000 Active 135 DOM
9. 2026-06-04
   days on market $99,000 Active 132 DOM
10. 2026-06-03
    days on market $99,000 Active 131 DOM
11. 2026-06-02
    days on market $99,000 Active 130 DOM
12. 2026-06-01
    days on market $99,000 Active 129 DOM
13. 2026-05-31
    days on market $99,000 Active 128 DOM
14. 2026-02-11
    listed $99,000 New 489-char remark

    Show marketing remark (489 chars)

    Single-story fixer-upper in Jefferson Heights, ready for a full renovation. This property has been taken down to the studs, offering a blank slate for a complete remodel. Features include a fenced yard, double-wide driveway with carport, back patio, and a storage shed. Located just minutes from Downtown San Antonio, the Alamodome, The Pearl, and major highways. Excellent opportunity for investors or buyers looking to customize a home in a prime central location at an affordable price.

15. 2026-02-11
    historical

    Show marketing remark (489 chars)

    Single-story fixer-upper in Jefferson Heights, ready for a full renovation. This property has been taken down to the studs, offering a blank slate for a complete remodel. Features include a fenced yard, double-wide driveway with carport, back patio, and a storage shed. Located just minutes from Downtown San Antonio, the Alamodome, The Pearl, and major highways. Excellent opportunity for investors or buyers looking to customize a home in a prime central location at an affordable price.

16. 2026-01-23
    listed $99,000 Active
17. 2026-01-23
    listed $99,000 Active
18. 2023-12-19
    soldstatus
19. 2023-12-18
    soldstatus Sold
20. 2023-12-15
    status Pending
21. 2023-11-08
    price $85,000
22. 2023-10-23
    price $95,000
23. 2023-10-03
    listed $100,000 New
24. 2023-09-21
    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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,770
• − Mortgage interest: −$5,546
• − Property taxes: −$2,635
• − Insurance: −$495
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,880
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,692/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

-1.0% since first listed

11 events — show timeline

• 2026-02-11 Listed $99,000 LERA
• 2026-02-11 Listing Removed — HARMLS
• 2026-01-23 Listed $99,000 Unlock MLS
• 2026-01-23 Listed $99,000 HARMLS
• 2023-12-19 Sold (Public Records) — Public Records
• 2023-12-18 Sold (MLS) — LERA
• 2023-12-15 Pending — LERA
• 2023-11-08 Price Changed $85,000 LERA
• 2023-10-23 Price Changed $95,000 LERA
• 2023-10-03 Listed $100,000 LERA
• 2023-09-21 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,635 · -0.2% YoY. Source: county tax records.