122 Roesler · San Antonio, TX 78220

$140,000

4 bd · 2.0 ba · 2,196 sqft · SingleFamily public records · 132 Days on market

Built 1953 0.55 ac lot

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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 +18.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investor Special! This duplex is the perfect opportunity to build your portfolio. Each unit offers 2 bedrooms and 1 bathroom, with plenty of potential for updates and increased value. Situated on a large lot with a detached garage, the property is centrally located near shopping, dining, and schools. Don't miss this excellent investment opportunity!

Key facts

• Centrally located
• Large lot
• Detached garage

Tags

• LARGE LOT
• DETACHED GARAGE
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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: Hirsch El (math 10% / reading 16%, grade F, #4,152 of 4,322 statewide, top 96%, 533 students, 95% 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 95% FRL vs 80% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 113 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $15k of equity ($968 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 + 0.5% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 132 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1953 — 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: 1.23% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $344,772
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4226 Boxwood Rd	0.67mi	3/2.5 (-1)	2,074 (-6%)	15mo	$350,000	$169	40
224 Grobe Dr	0.36mi	3/3.0 (-1)	1,910 (-13%)	18mo	$239,900	$126	37
2417 Jupe Dr	0.74mi	4/2.5	1,909 (-13%)	24mo	$299,000	$157	22

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.04×
• Total profit: $80,016
• Equity at exit: $126,123

10-year hold

• IRR: 22.0%
• Equity multiple: 6.67×
• Total profit: $222,268
• Equity at exit: $271,989

Cash invested: $39,200 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$734
• Tax from tax record: −$447 /mo · $5,364/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $122

Break-even live

Break-even rent $1,569

Max offer price $140,000

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $161	+0% $122	+5% $82	+10% $43
Rent	-10% $-14	-5% $54	+0% $122	+5% $190	+10% $258
Rate	-1.0pp $192	-0.5pp $157	base $122	+0.5pp $85	+1.0pp $49

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2027 Leesburg St San Antonio, TX	3.0	2.0	1506	$1,545	$1.03	44d	1	0.23mi
319 Charcliff Dr San Antonio, TX	3.0	2.0	1890	$1,495	$0.79	44d	1	1.11mi
5026 Benham Dr San Antonio, TX	4.0	1.0	1700	$1,750	$1.03	18d	1	1.23mi
1415 Semlinger Rd San Antonio, TX	3.0	2.0	1508	$1,850	$1.23	13d	1	1.37mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,605	$1.48	24d	1	1.43mi

Listing history 19 events

1. 2026-02-06
   status Pending
2. 2026-01-24
   price $140,000
3. 2025-12-19
   status Back on Market
4. 2025-12-17
   historical Active Option
5. 2025-11-06
   price $150,000
6. 2025-09-27
   listed $160,000 New
7. 2024-12-09
   soldstatus $1,076,400
8. 2024-06-02
   historical
9. 2024-05-23
   status Back on Market
10. 2024-05-19
    historical
11. 2024-05-02
    price $180,000
12. 2024-05-01
    status Back on Market
13. 2024-04-19
    historical Active Option
14. 2024-03-26
    status Back on Market
15. 2024-03-21
    historical Active Option
16. 2024-03-15
    status Back on Market
17. 2024-03-07
    historical Active Option
18. 2024-03-04
    listed $185,000 New
19. 1996-09-11
    soldstatus $59,850

ⓘ 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: $5,364 · $447/mo
• Projected year-2 tax: $5,364 · $447/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: $20,677
• − Mortgage interest: −$7,842
• − Property taxes: −$5,364
• − Insurance: −$700
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,073
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,607/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+133.9% since first listed

19 events — show timeline

• 2026-02-06 Pending — LERA
• 2026-01-24 Price Changed $140,000 LERA
• 2025-12-19 Relisted — LERA
• 2025-12-17 Contingent — LERA
• 2025-11-06 Price Changed $150,000 LERA
• 2025-09-27 Listed $160,000 LERA
• 2024-12-09 Sold (Public Records) $1,076,400 Public Records
• 2024-06-02 Listing Removed — LERA
• 2024-05-23 Relisted — LERA
• 2024-05-19 Listing Removed — LERA
• 2024-05-02 Price Changed $180,000 LERA
• 2024-05-01 Relisted — LERA
• 2024-04-19 Contingent — LERA
• 2024-03-26 Relisted — LERA
• 2024-03-21 Contingent — LERA
• 2024-03-15 Relisted — LERA
• 2024-03-07 Contingent — LERA
• 2024-03-04 Listed $185,000 LERA
• 1996-09-11 Sold (Public Records) $59,850 Public Records

Property tax history

+7.9%/yr

Latest (2025): $5,364 · +0.0% YoY. Source: county tax records.