194 Olga · San Antonio, TX 78237

$165,000

3 bd · 1.0 ba · 2,302 sqft · SingleFamily public records · 11 Days on market

Built 1958 6,242 sqft lot ↓ 28% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.3/10.0

Listing remarks

Original Owner. 2300 Sq ft. Ac/Heating unit and roof recently replaced. 3 bedrooms, 2 bath. Large primary bedroom is oversized 24x12 with Seating area and two closets. Primary bath provides walk in shower and double vanity. Home has two Living areas, two eating areas, large oversized laundry room and pantry. Fire place in family room. Back yard boast a stone firepit for family BBQ gatherings. Back yard has Privacy fence Water fountain bird bath display. Refrigerator conveys. Carport and outside shed. New flooring in formal living and in primary bedroom. Interior recently painted. Walking distance to PORT SAN ANTONIO (Technology, global industries, aerospace, cyber security) AND CLOSE TO

Key facts

• Double vanity
• Two living areas
• Walk in shower

Tags

• AC HEATING UNIT REPLACED
• ROOF RECENTLY REPLACED
• LARGE PRIMARY BEDROOM
• WALK IN SHOWER
• DOUBLE VANITY
• TWO LIVING AREAS

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Not a potential short sale; Down payment resource not indicated
• HOA & community: Subdivision: GARDENDALE AREA 8 ED

Exterior

• Security: Decorative bars on windows/entries
• Utilities: Water system available; Sewer system available; Natural gas heat; Gas water heater; Power and cable TV available
• Home design: Wood exterior; Pre-owned home; Approximately 68 years old; Slab foundation; Composition roof
• Construction: Wood construction; Slab foundation; Composition (shingle) roof; Approximately 68 years old
• Exterior features: Privacy fence and chain-link fence; Decorative security bars

Interior

• Kitchen: Kitchen (15 x 10); Stove/Range; Microwave; Refrigerator; Walk-in pantry
• Bedrooms: Master bedroom on lower level with sitting room, multiple closets, ceiling fan, and full bath (24 x 12); Bedroom 2 (11 x 11); Bedroom 3 (11 x 11)
• Flooring: Carpeting; Linoleum; Laminate
• Bathrooms: Two full bathrooms; Master bath with shower-only (10 x 5)
• Heating & cooling: Central heating (natural gas); Central air conditioning (1 unit)
• Interior features: Ceiling fans and chandelier; Two living areas; Separate dining room; Walk-in pantry; Utility room inside; Cable TV available; Some window coverings remain; Family room fireplace; Gas water heater
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Utility room (10 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (15.9% below list).
• Recommended offer: $138k (16.3% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Burleson Center (22 students, 86% FRL, charter); Brentwood Middle (math 12% / reading 21%, grade F, #1,536 of 1,662 statewide, top 93%, 600 students, 95% 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 91% 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); 140 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).
• This rent runs 39% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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: built in 1958 — 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 $138,065 (16.3% 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. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 9.9

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: 22.5%
• Equity multiple: 2.83×
• Total profit: $84,747
• Equity at exit: $148,645

10-year hold

• IRR: 21.0%
• Equity multiple: 6.80×
• Total profit: $267,754
• Equity at exit: $320,559

Cash invested: $46,200 (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: 140
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-152

Break-even live

Break-even rent $1,581

Max offer price $138,065

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-106	+0% $-152	+5% $-199	+10% $-246
Rent	-10% $-262	-5% $-207	+0% $-152	+5% $-98	+10% $-43
Rate	-1.0pp $-69	-0.5pp $-111	base $-152	+0.5pp $-195	+1.0pp $-239

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   statusdays on market $165,000 Active 11 DOM
2. 2026-06-16
   days on market $165,000 New 10 DOM
3. 2026-06-15
   days on market $165,000 New 9 DOM
4. 2026-06-13
   days on market $165,000 New 7 DOM
5. 2026-06-12
   days on market $165,000 New 6 DOM
6. 2026-06-09
   days on market $165,000 New 3 DOM
7. 2026-06-08
   days on market $165,000 New 2 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $165,000 New 1 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: $3,777 · $315/mo
• Projected year-2 tax: $3,777 · $315/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: $16,653
• − Mortgage interest: −$9,243
• − Property taxes: −$3,777
• − Insurance: −$825
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,800
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $-712/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

-28.3% since first listed

11 events — show timeline

• 2026-06-06 Listed $165,000 LERA
• 2026-02-17 Listing Removed — LERA
• 2025-02-17 Listed $195,000 LERA
• 2025-02-13 Listing Removed — LERA
• 2024-09-28 Price Changed $195,000 LERA
• 2024-09-14 Price Changed $199,000 LERA
• 2024-09-05 Price Changed $215,000 LERA
• 2024-08-20 Listed $225,000 LERA
• 2024-08-19 Listed $230,000 LERA
• 2024-08-19 Listing Removed — LERA
• 1978-04-01 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,777 · +10.0% YoY. Source: county tax records.