542 Barrett · San Antonio, TX 78225

$70,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 13 Days on market

Built 1928 6,490 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

A true blank-slate opportunity in Palm Heights, this 4-bedroom, 2-bath property offers the chance to step in and finish a renovation already in progress. With R-4 zoning and key improvements started, this home is well-suited for an investor or builder ready to bring their vision to life and reimagine the space from the ground up. Work previously completed is believed to include foundation repair, a newer roof, HVAC system, new windows, exterior siding and trim, front porch construction, and partial electrical and plumbing updates. From here, the project needs a thoughtful finish and a fresh perspective to unlock its full potential. Set in a growing pocket of San Antonio with flexible zoning

Key facts

• R-4 zoning
• Newer roof
• Exterior siding

Tags

• R-4 ZONING
• FOUNDATION REPAIR
• NEWER ROOF
• HVAC SYSTEM
• NEW WINDOWS
• EXTERIOR SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 18.1% 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: 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: Collins Garden El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 426 students, 95% FRL); Burbank H S (math 9% / reading 20%, grade F, #1,522 of 1,632 statewide, top 94%, 1,319 students, 90% FRL, charter).
• Market conditions: 36 active listings in the ZIP; 33 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 38% 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 $3k of equity ($484 loan paydown + $3k appreciation (3.8% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: built in 1928 — 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 $70,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 18.11%
• Cash-on-cash: 42.22%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $204,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Jennings	0.30mi	3/1.0	1,236 (-9%)	4mo	$129,000	$104	68
138 c	0.43mi	3/2.0	1,350 (-0%)	9mo	$228,000	$169	68
342 Kirk	0.32mi	4/2.0 (+1)	1,392 (+3%)	8mo	$159,000	$114	64
1314 W Theo Ave	0.47mi	4/2.0 (+1)	1,404 (+4%)	3mo	$299,999	$214	60
253 Carroll	0.30mi	3/2.0	1,523 (+13%)	1mo	$165,000	$108	60
343 Hearne	0.32mi	3/1.5	1,156 (-14%)	7mo	$174,000	$151	53
3123 Neptune St	0.75mi	3/2.0	1,296 (-4%)	5mo	$239,000	$184	50
822 Glenn	0.70mi	3/1.0	1,220 (-10%)	5mo	$52,000	$43	47
119 Carroll	0.52mi	3/2.0	1,184 (-12%)	5mo	$228,900	$193	47
751 Royston Ave	0.75mi	3/1.0	1,468 (+9%)	7mo	$111,999	$76	45
112 Barrett Pl	0.61mi	3/1.0	1,504 (+11%)	9mo	$170,000	$113	45
319 Roslyn	0.57mi	3/2.0	1,150 (-15%)	3mo	$199,000	$173	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.7%
• Equity multiple: 3.83×
• Total profit: $55,412
• Equity at exit: $34,706

10-year hold

• IRR: 47.7%
• Equity multiple: 7.74×
• Total profit: $132,122
• Equity at exit: $56,147

Cash invested: $19,600 (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 78225

• Home prices YoY: 1.5%
• Active inventory: 36
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $690

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	0.13mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	0.16mi
323 Thompson Pl San Antonio, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	0.34mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	24d	1	0.43mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	0.47mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	44d	1	0.48mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	44d	1	0.63mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	44d	1	0.71mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	24d	1	0.73mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	0.75mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	22d	1	0.75mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	24d	1	0.76mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	0.77mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	44d	1	0.78mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	24d	1	0.81mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	11d	1	0.85mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	44d	1	0.92mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	0.93mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	18d	1	1.12mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,635	$1.27	24d	1	1.15mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,620	$1.26	3d	1	1.15mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	1.17mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	1.18mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	22d	1	1.18mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	3d	1	1.21mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	1.23mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	1.28mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	1.30mi
415 Furnish Ave San Antonio, TX	3.0	2.0	1670	$1,995	$1.19	18d	1	1.39mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	1.44mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	1.46mi
328 Elks Dr San Antonio, TX	4.0	1.0	1600	$1,500	$0.94	24d	1	1.46mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	11d	1	1.49mi

Listing history 10 events

1. 2026-01-20
   status Pending
2. 2026-01-14
   historical Active Option
3. 2026-01-07
   listed $70,000 New
4. 2023-12-31
   historical
5. 2023-11-18
   price $179,999
6. 2023-10-17
   price $189,999
7. 2023-08-30
   price $209,900
8. 2023-08-04
   listed $215,000 New
9. 2022-10-21
   soldstatus
10. 2022-10-21
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,823
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$2,036
• Taxable income: $7,614
• Est. tax owed @ 24.0%: −$1,827
• After-tax cash flow: $6,448/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): 13,104
• Household income: $46,955
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 381.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 41% White 5% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 13% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▲ 3.81%
• Current HPI: 264.2018
• Rent YoY: —
• 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

-67.4% since first listed

10 events — show timeline

• 2026-01-20 Pending — LERA
• 2026-01-14 Contingent — LERA
• 2026-01-07 Listed $70,000 LERA
• 2023-12-31 Listing Removed — LERA
• 2023-11-18 Price Changed $179,999 LERA
• 2023-10-17 Price Changed $189,999 LERA
• 2023-08-30 Price Changed $209,900 LERA
• 2023-08-04 Listed $215,000 LERA
• 2022-10-21 Sold (Public Records) — Public Records
• 2022-10-21 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $4,354 · +0.4% YoY. Source: county tax records.