3903 Houston · San Antonio, TX 78207

$144,900

2 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 133 Days on market

Built 1949 6,185 sqft lot $126/sqft · at area comps Est $151k · at est.

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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 +12.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

0ne mile or less from Our Lady Lake University. It is also very near shopping centers, restaurants, walking trail, nice corner lot, and 2 car carports. The washer & dryer room could be a third bedroom. Finally, one block to Via bus route.

Key facts

• Bus route
• Carports
• Corner lot

Tags

• CORNER LOT
• CARPORTS
• BUS ROUTE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (8.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+7.7%/yr); 154 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,320/mo this rent would consume 49% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k 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 + 7.7% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $127,512 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $150,712
• List price: $144,900
• Delta: -3.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4103 W Salinas St	0.16mi	2/1.0	1,080 (-6%)	0mo	$95,000	$88	82
3430 Commerce	0.34mi	2/1.0	1,164 (+1%)	8mo	$49,500	$43	75
3927 W Houston	0.06mi	3/1.0 (+1)	1,008 (-12%)	4mo	$146,000	$145	68
3718 W Martin St	0.39mi	3/2.0 (+1)	1,236 (+8%)	2mo	$90,000	$73	58
146 Leroux	0.71mi	2/2.0	1,110 (-3%)	2mo	$174,998	$158	56
3318 Morales St	0.28mi	3/1.0 (+1)	1,026 (-11%)	14mo	$160,000	$156	53
1806 Delgado St	0.64mi	3/1.0 (+1)	1,224 (+7%)	9mo	$115,000	$94	47
3523 W Martin	0.58mi	3/2.0 (+1)	1,232 (+7%)	8mo	$85,000	$69	45
3225 Buena Vis	0.42mi	3/2.0 (+1)	1,260 (+10%)	13mo	$220,000	$175	44
3402 W Travis	0.40mi	3/2.0 (+1)	1,309 (+14%)	7mo	$149,999	$115	43
2511 Ruiz	0.51mi	3/2.0 (+1)	1,304 (+14%)	12mo	$245,000	$188	35
2011 Leal St	0.57mi	3/2.0 (+1)	1,271 (+11%)	14mo	$150,000	$118	34

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.07×
• Total profit: $84,148
• Equity at exit: $130,537

10-year hold

• IRR: 23.9%
• Equity multiple: 7.54×
• Total profit: $265,165
• Equity at exit: $281,509

Cash invested: $40,572 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$760
• Tax from tax record: −$245 /mo · $2,938/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-22

Break-even live

Break-even rent $1,348

Max offer price $140,988

Occupancy floor 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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	0.24mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	0.58mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	0.66mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	0.71mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	0.78mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.88mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	0.89mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.92mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.92mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	44d	1	0.93mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.94mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	0.98mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.98mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	1.00mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.02mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	1.02mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	1.11mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	1.20mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	1.20mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	1.27mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	1.27mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	24d	1	1.29mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	44d	1	1.29mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	4d	1	1.33mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	1.36mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	1.43mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	1.45mi

Listing history 21 events

1. 2026-06-18
   days on market $144,900 Active 133 DOM
2. 2026-06-17
   days on market $144,900 Active 132 DOM
3. 2026-06-16
   days on market $144,900 Active 131 DOM
4. 2026-06-15
   days on market $144,900 Active 130 DOM
5. 2026-06-13
   days on market $144,900 Active 128 DOM
6. 2026-06-09
   days on market $144,900 Active 124 DOM
7. 2026-06-08
   days on market $144,900 Active 123 DOM
8. 2026-06-07
   days on market $144,900 Active 122 DOM
9. 2026-06-04
   days on market $144,900 Active 119 DOM
10. 2026-06-03
    days on market $144,900 Active 118 DOM
11. 2026-06-02
    days on market $144,900 Active 117 DOM
12. 2026-06-01
    days on market $144,900 Active 116 DOM
13. 2026-05-31
    days on market $144,900 Active 115 DOM
14. 2026-04-24
    price $144,900 242-char remark

    Show marketing remark (242 chars)

    0ne mile or less from Our Lady Lake University. It is also very near shopping centers, restaurants, walking trail, nice corner lot, and 2 car carports. The washer & dryer room could be a third bedroom. Finally, one block to Via bus route.

15. 2026-04-21
    price $149,500 242-char remark

    Show marketing remark (242 chars)

    0ne mile or less from Our Lady Lake University. It is also very near shopping centers, restaurants, walking trail, nice corner lot, and 2 car carports. The washer & dryer room could be a third bedroom. Finally, one block to Via bus route.

16. 2026-02-05
    listed $154,000 New 242-char remark

    Show marketing remark (242 chars)

    0ne mile or less from Our Lady Lake University. It is also very near shopping centers, restaurants, walking trail, nice corner lot, and 2 car carports. The washer & dryer room could be a third bedroom. Finally, one block to Via bus route.

17. 2023-05-01
    historical
18. 2023-04-14
    listed $149,500 New
19. 2007-07-19
    soldstatus
20. 2007-07-13
    soldstatus
21. 2007-06-04
    listed $60,800

ⓘ 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: $2,938 · $245/mo
• Projected year-2 tax: $2,938 · $245/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,843
• − Mortgage interest: −$8,117
• − Property taxes: −$2,938
• − Insurance: −$724
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,215
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $379/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+138.3% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $144,900 LERA
• 2026-04-21 Price Changed $149,500 LERA
• 2026-02-05 Listed $154,000 LERA
• 2023-05-01 Listing Removed — LERA
• 2023-04-14 Listed $149,500 LERA
• 2007-07-19 Sold (Public Records) — Public Records
• 2007-07-13 Sold (MLS) — LERA
• 2007-06-04 Listed $60,800 LERA

Property tax history

+5.4%/yr

Latest (2025): $2,938 · +10.0% YoY. Source: county tax records.