706 Gulf · San Antonio, TX 78202

$112,519

2 bd · 1.0 ba · 798 sqft · SingleFamily public records · 431 Days on market

Built 1928 6,250 sqft lot $141/sqft · 26% below area Est $152k · 26% under

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Why this score? — see what drove the B 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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

INVESTORS! 706 Gulf is a fantastic investment home in San Antonio ready for its next owner! This property needs a bit of work and TLC, but can easily become a fantastic living space. The location is just two miles from Downtown San Antonio where you can enjoy everything the city has to offer. The SA Riverwalk, Alamodome, and multiple parks are all within a 5-10 minute drive away! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Multiple parks
• Sa riverwalk
• Alamodome

Tags

• SA RIVERWALK
• ALAMODOME
• MULTIPLE PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($778 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 431 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,016 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 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 1928 — 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $152,007
• List price: $112,519
• Delta: -25.98%
• 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
401 Canton	0.43mi	2/1.0	808 (+1%)	8mo	$65,000	$80	71
1942 Lamar St	0.36mi	2/1.0	768 (-4%)	12mo	$149,950	$195	67
1830 Gorman	0.48mi	3/1.5 (+1)	786 (-2%)	6mo	$110,000	$140	63
431 Blue Bonnet	0.26mi	2/1.0	876 (+10%)	10mo	$139,500	$159	63
1607 Hays	0.48mi	2/1.0	892 (+12%)	0mo	$145,000	$163	58
310 N Gevers	0.39mi	2/1.0	876 (+10%)	11mo	$85,000	$97	56
151 Canton	0.71mi	2/1.0	744 (-7%)	2mo	$130,000	$175	54
1823 Gorman	0.47mi	2/1.0	686 (-14%)	2mo	$52,500	$77	53
623 Blaine	0.42mi	3/1.0 (+1)	869 (+9%)	12mo	$130,000	$150	51
1042 Paso Hondo	0.56mi	2/1.0	900 (+13%)	11mo	$174,990	$194	43
1531 Burnet	0.52mi	2/2.0	913 (+14%)	7mo	$215,000	$235	42
122 Belmont	0.63mi	3/1.0 (+1)	902 (+13%)	6mo	$95,000	$105	39

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: 30.5%
• Equity multiple: 3.45×
• Total profit: $77,222
• Equity at exit: $101,366

10-year hold

• IRR: 28.1%
• Equity multiple: 8.47×
• Total profit: $235,259
• Equity at exit: $218,600

Cash invested: $31,505 (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: 201
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$590
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $152

Break-even live

Break-even rent $986

Max offer price $112,519

Occupancy floor 82%

Sensitivity live

Price	-10% $216	-5% $184	+0% $152	+5% $120	+10% $88
Rent	-10% $59	-5% $106	+0% $152	+5% $199	+10% $245
Rate	-1.0pp $209	-0.5pp $181	base $152	+0.5pp $123	+1.0pp $93

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: $28,130
• Closing costs: $3,376
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.06mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.09mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.09mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.10mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.12mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.13mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.14mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	17d	1	0.18mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	4d	1	0.20mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	0.25mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.25mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.26mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	0.26mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	15d	1	0.27mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.29mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.30mi
947 Poinsettia San Antonio, TX	1.0	1.0	564	$595	$1.05	44d	1	0.31mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.31mi
1223 N Walters St Unit 610 San Antonio, TX	1.0	1.0	732	$877	$1.20	4d	1	0.32mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	4d	1	0.32mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.33mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	44d	1	0.41mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.43mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.47mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.50mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.50mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	44d	1	0.51mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.51mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	44d	1	0.52mi
1615 Nolan St San Antonio, TX	1.0	1.0	978	$1,200	$1.23	11d	1	0.52mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.52mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.53mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.53mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.58mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.60mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	44d	1	0.62mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	5d	1	0.62mi
721 Potomac San Antonio, TX	1.0	1.0	914	$1,100	$1.20	24d	1	0.62mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.63mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	44d	1	0.63mi

Listing history 17 events

1. 2026-06-21
   days on market $112,519 Active 431 DOM
2. 2026-06-18
   days on market $112,519 Active 428 DOM
3. 2026-06-17
   days on market $112,519 Active 427 DOM
4. 2026-06-16
   days on market $112,519 Active 426 DOM
5. 2026-06-15
   days on market $112,519 Active 425 DOM
6. 2026-06-13
   days on market $112,519 Active 423 DOM
7. 2026-06-09
   days on market $112,519 Active 419 DOM
8. 2026-06-08
   days on market $112,519 Active 418 DOM
9. 2026-06-07
   days on market $112,519 Active 417 DOM
10. 2026-06-04
    days on market $112,519 Active 414 DOM
11. 2026-06-03
    days on market $112,519 Active 413 DOM
12. 2026-06-02
    days on market $112,519 Active 412 DOM
13. 2026-06-01
    days on market $112,519 Active 411 DOM
14. 2026-05-31
    days on market $112,519 Active 410 DOM
15. 2025-04-16
    listed $112,519 Active 612-char remark

    Show marketing remark (612 chars)

    INVESTORS! 706 Gulf is a fantastic investment home in San Antonio ready for its next owner! This property needs a bit of work and TLC, but can easily become a fantastic living space. The location is just two miles from Downtown San Antonio where you can enjoy everything the city has to offer. The SA Riverwalk, Alamodome, and multiple parks are all within a 5-10 minute drive away! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

16. 2013-03-31
    historical
17. 2012-07-03
    listed $40,000

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$351/yr (+$29/mo · 20.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,149
• − Mortgage interest: −$6,303
• − Property taxes: −$1,708
• − Insurance: −$563
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$3,273
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $1,817/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

+181.3% since first listed

3 events — show timeline

• 2025-04-16 Listed $112,519 HARMLS
• 2013-03-31 Listing Removed — LERA
• 2012-07-03 Listed $40,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $1,708 · -42.0% YoY. Source: county tax records.