442 Humboldt St · San Antonio, TX 78211

$120,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 55 Days on market

Built 1952 6,011 sqft lot $132/sqft · 12% below area Est $136k · 12% under

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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 +18.2/30.0
• ARV discount +12.9/15.0
• 1% rule +5.9/10.0
• DSCR +5.7/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Investor friendly opportunity in San Antonio. This property is ideal for those looking to add their own improvements and create a personalized space or income producing asset. The home features a two car carport providing convenient covered parking and added functionality. With easy access to I 35, commuting throughout the city is simple and efficient. The location also offers a short commute to Fort Sam Houston and Lackland Air Force Base, making it a strategically positioned property. With some TLC, this property can be transformed into a standout investment. Whether you are looking to renovate, hold, or add to your portfolio, this is a great opportunity in a San Antonio investment property market with continued growth.

Key facts

• Easy access to i 35
• Two car carport
• 6,011 sq ft lot

Tags

• TWO CAR CARPORT
• EASY ACCESS TO I 35

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 152 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $291 of equity ($830 loan paydown + $-539 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (median comp): $136,399
• List price: $120,000
• Delta: -12.02%
• 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
442 Humboldt St	0.00mi	3/1.0	912 (0%)	0mo	$120,000	$132	100
1441 Crystal	0.35mi	3/1.0	888 (-3%)	2mo	$135,000	$152	78
10 Linden	0.57mi	3/1.0	913 (+0%)	3mo	$97,000	$106	71
1102 W Harlan Ave	0.26mi	3/1.0	864 (-5%)	12mo	$119,900	$139	69
318 Elks	0.24mi	3/2.0	1,000 (+10%)	4mo	$155,000	$155	65
1236 Crystal	0.34mi	3/1.0	963 (+6%)	19mo	$135,000	$140	59
227 Southway Dr	0.71mi	2/1.0 (-1)	960 (+5%)	2mo	$109,900	$114	52
925 Flanders Ave	0.63mi	2/1.0 (-1)	988 (+8%)	2mo	$89,900	$91	50
1322 W Southcross Blvd	0.38mi	3/2.0	988 (+8%)	21mo	$99,000	$100	47
26 Vickers	0.58mi	3/1.0	1,047 (+15%)	6mo	$169,500	$162	43
1011 Division Ave	0.62mi	3/1.0	840 (-8%)	19mo	$95,000	$113	42
858 Division Ave	0.73mi	2/1.0 (-1)	818 (-10%)	20mo	$85,000	$104	27

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $932
• Equity at exit: $32,174

10-year hold

• IRR: 6.6%
• Equity multiple: 1.68×
• Total profit: $22,951
• Equity at exit: $36,603

Cash invested: $33,600 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$629
• Tax from tax record: −$248 /mo · $2,980/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $108

Break-even live

Break-even rent $1,174

Max offer price $120,000

Occupancy floor 87%

Sensitivity live

Price	-10% $176	-5% $142	+0% $108	+5% $74	+10% $40
Rent	-10% $4	-5% $56	+0% $108	+5% $160	+10% $211
Rate	-1.0pp $168	-0.5pp $138	base $108	+0.5pp $77	+1.0pp $45

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	18d	1	0.31mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	44d	1	0.41mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	0.44mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	0.77mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	0.77mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	0.85mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	15d	1	1.09mi
806 McCauley Blvd San Antonio, TX	2.0	1.0	670	$895	$1.34	44d	1	1.14mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	15d	1	1.15mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	24d	1	1.15mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	44d	1	1.15mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	1.23mi
675 W Pyron Ave San Antonio, TX	2.0	1.0	672	$1,150	$1.71	24d	1	1.41mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	20d	1	1.41mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	1.44mi

Listing history 6 events

1. 2026-06-04
   status $120,000 Pending 55 DOM
2. 2026-06-03
   days on market $120,000 Active Option 55 DOM
3. 2026-06-02
   days on market $120,000 Active Option 54 DOM
4. 2026-06-01
   days on market $120,000 Active Option 53 DOM
5. 2026-05-31
   days on market $120,000 Active Option 52 DOM
6. 2026-04-09
   listed $120,000 New 731-char remark

   Show marketing remark (731 chars)

   Investor friendly opportunity in San Antonio. This property is ideal for those looking to add their own improvements and create a personalized space or income producing asset. The home features a two car carport providing convenient covered parking and added functionality. With easy access to I 35, commuting throughout the city is simple and efficient. The location also offers a short commute to Fort Sam Houston and Lackland Air Force Base, making it a strategically positioned property. With some TLC, this property can be transformed into a standout investment. Whether you are looking to renovate, hold, or add to your portfolio, this is a great opportunity in a San Antonio investment property market with continued growth.

ⓘ 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: $2,980 · $248/mo
• Projected year-2 tax: $2,980 · $248/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,730
• − Mortgage interest: −$6,722
• − Property taxes: −$2,980
• − Insurance: −$600
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,491
• Taxable loss: −$580
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,434/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · 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: ▼ -0.45%
• Current HPI: 241.1709
• 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

1 event — show timeline

• 2026-04-09 Listed $120,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $2,980 · -4.3% YoY. Source: county tax records.