167 Bangor · San Antonio, TX 78228

$145,000

2 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 108 Days on market

Built 1950 6,621 sqft lot $106/sqft · 19% below area Est $178k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Bring your offer. This 2-bedroom, 1-bath home is ready for it's new owner. Needs some minor cosmetic and possible foundation work.

Key facts

• 6,621 sq ft lot
• Built 1950
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (4.6% below list).
• Recommended offer: $125k (13.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: 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 (+4.9%/yr); 93 active listings in the ZIP; 24 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).
• This rent runs 31% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 108 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $124,797 (13.9% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 8.7

CMA / ARV

• ARV (median comp): $178,040
• List price: $145,000
• Delta: -18.56%
• 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
163 Continental	0.12mi	2/2.0	1,475 (+8%)	15mo	$99,999	$68	65
3346 W Woodlawn	0.57mi	2/1.0	1,276 (-7%)	6mo	$139,900	$110	56
4751 Lark	0.54mi	3/2.0 (+1)	1,296 (-5%)	4mo	$159,900	$123	54
3455 W Woodlawn Ave	0.35mi	2/2.0	1,247 (-9%)	16mo	$225,000	$180	52
242 Brandywine Ave	0.32mi	3/2.0 (+1)	1,482 (+8%)	14mo	$195,000	$132	51
331 Riverdale Dr	0.37mi	3/2.0 (+1)	1,298 (-5%)	16mo	$254,990	$196	51
415 Globe	0.43mi	3/1.0 (+1)	1,204 (-12%)	9mo	$65,000	$54	47
207 Continental	0.14mi	3/2.0 (+1)	1,564 (+14%)	17mo	$316,000	$202	47
3722 W Woodlawn Ave	0.31mi	3/1.0 (+1)	1,225 (-11%)	24mo	$175,000	$143	43
142 N Repose Ln	0.56mi	3/2.0 (+1)	1,276 (-7%)	13mo	$179,900	$141	42
327 Globe	0.35mi	3/1.5 (+1)	1,562 (+14%)	22mo	$135,000	$86	35
551 Marquette Dr	0.53mi	3/2.0 (+1)	1,241 (-9%)	24mo	$239,999	$193	31

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

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.31×
• Total profit: $-27,910
• Equity at exit: $21,620

10-year hold

• IRR: -7.6%
• Equity multiple: 0.47×
• Total profit: $-21,465
• Equity at exit: $12,537

Cash invested: $40,600 (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 78228

• Home prices YoY: -22.1%
• Rents YoY: 4.9%
• Active inventory: 93
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$760
• Tax from tax record: −$386 /mo · $4,635/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-114

Break-even live

Break-even rent $1,528

Max offer price $124,797

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-73	+0% $-114	+5% $-155	+10% $-196
Rent	-10% $-224	-5% $-169	+0% $-114	+5% $-60	+10% $-5
Rate	-1.0pp $-41	-0.5pp $-77	base $-114	+0.5pp $-152	+1.0pp $-190

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Riverdale Dr San Antonio, TX	3.0	1.0	1032	$1,100	$1.07	13d	1	0.10mi
314 Globe Ave San Antonio, TX	3.0	2.0	936	$1,600	$1.71	3d	1	0.36mi
330 W Cheryl Dr San Antonio, TX	1.0–3.0	1.0–2.0	975	$1,071	$1.10	44d	1	0.49mi
351 Overhill Dr Unit MH San Antonio, TX	3.0	1.0	1647	$1,550	$0.94	24d	1	0.52mi
4767 Lark San Antonio, TX	3.0	1.0	1248	$1,475	$1.18	11d	1	0.61mi
306 Overhill Dr San Antonio, TX	2.0	1.0	1009	$1,200	$1.19	5d	1	0.64mi
3301 W Woodlawn Ave San Antonio, TX	1.0–2.0	1.0	825	$881	$1.07	24d	3	0.71mi
1171 Bandera Rd San Antonio, TX	1.0–2.0	1.0	750	$1,375	$1.83	24d	5	0.71mi
224 Marquette Dr San Antonio, TX	2.0	1.0	984	$1,350	$1.37	24d	1	0.93mi
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	44d	1	0.98mi
1735 Donaldson Ave San Antonio, TX	3.0	2.0	1610	$1,650	$1.02	24d	1	1.04mi
1735 Donaldson Ave San Antonio, TX	3.0	2.0	1610	$1,650	$1.02	18d	1	1.04mi
939 John Page Dr San Antonio, TX	3.0	2.0	1286	$1,650	$1.28	44d	1	1.07mi
606 Bexar Dr San Antonio, TX	3.0	2.0	909	$1,210	$1.33	5d	1	1.11mi
1025 Sutton Dr San Antonio, TX	3.0	1.0	1000	$1,250	$1.25	44d	1	1.13mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	45d	1	1.17mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	4d	1	1.26mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,100	$1.29	13d	3	1.26mi
4042 City View Dr San Antonio, TX	3.0	2.0	1611	$1,650	$1.02	24d	1	1.38mi
4042 City View Dr San Antonio, TX	3.0	2.0	1611	$1,650	$1.02	21d	1	1.38mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	1.38mi
1214 Donaldson Ave San Antonio, TX	2.0	1.0	1286	$1,800	$1.40	24d	1	1.43mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	1.44mi
874 E Sunshine Dr Unit 102 San Antonio, TX	3.0	2.5	1401	$1,750	$1.25	44d	1	1.45mi

Listing history 35 events

1. 2026-06-21
   days on market $145,000 Active 108 DOM
2. 2026-06-18
   days on market $145,000 Active 105 DOM
3. 2026-06-17
   days on market $145,000 Active 104 DOM
4. 2026-06-16
   days on market $145,000 Active 103 DOM
5. 2026-06-15
   days on market $145,000 Active 102 DOM
6. 2026-06-13
   days on market $145,000 Active 100 DOM
7. 2026-06-09
   days on market $145,000 Active 96 DOM
8. 2026-06-08
   days on market $145,000 Active 95 DOM
9. 2026-06-07
   days on market $145,000 Active 94 DOM
10. 2026-06-04
    days on market $145,000 Active 91 DOM
11. 2026-06-03
    days on market $145,000 Active 90 DOM
12. 2026-06-02
    days on market $145,000 Active 89 DOM
13. 2026-06-01
    days on market $145,000 Active 88 DOM
14. 2026-05-31
    days on market $145,000 Active 87 DOM
15. 2026-05-02
    price $145,000 148-char remark

    Show marketing remark (148 chars)

    Investor special! Bring your offer. This 2-bedroom, 1-bath home is ready for it's new owner. Needs some minor cosmetic and possible foundation work.

16. 2026-03-05
    listed $155,000 New 148-char remark

    Show marketing remark (148 chars)

    Investor special! Bring your offer. This 2-bedroom, 1-bath home is ready for it's new owner. Needs some minor cosmetic and possible foundation work.

17. 2025-07-17
    historical
18. 2025-05-02
    listed $189,000 New
19. 2024-12-31
    historical Active Option
20. 2024-12-31
    historical
21. 2024-11-06
    price $175,000
22. 2024-09-25
    price $179,000
23. 2024-07-31
    price $199,000
24. 2024-07-30
    status Back on Market
25. 2024-07-23
    historical
26. 2024-07-21
    price $208,000
27. 2024-06-26
    listed $209,000 New
28. 2024-06-21
    historical
29. 2024-06-08
    listed $225,000 New
30. 2023-12-28
    soldstatus
31. 2013-05-21
    soldstatus
32. 2013-05-21
    soldstatus
33. 2013-03-18
    historical
34. 2012-12-22
    listed $69,900
35. 1990-12-01
    soldstatus

ⓘ 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: $4,635 · $386/mo
• Projected year-2 tax: $4,635 · $386/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 6/10 Major 77% 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: $16,598
• − Mortgage interest: −$8,122
• − Property taxes: −$4,635
• − Insurance: −$725
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,218
• Taxable loss: −$3,758
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $-470/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): 56,165
• Household income: $52,976
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 2709.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 43% White 8% Black 2%
• Hispanic origin (detail): Mexican 80%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 46% English-only · Spanish 53% Other Indo-European 1%

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: ▼ -74.04%
• Current HPI: 261.1558
• Rent YoY: ▲ 4.92%
• 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

+107.4% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $145,000 LERA
• 2026-03-05 Listed $155,000 LERA
• 2025-07-17 Listing Removed — LERA
• 2025-05-02 Listed $189,000 LERA
• 2024-12-31 Contingent — LERA
• 2024-12-31 Listing Removed — LERA
• 2024-11-06 Price Changed $175,000 LERA
• 2024-09-25 Price Changed $179,000 LERA
• 2024-07-31 Price Changed $199,000 LERA
• 2024-07-30 Relisted — LERA
• 2024-07-23 Listing Removed — LERA
• 2024-07-21 Price Changed $208,000 LERA
• 2024-06-26 Listed $209,000 LERA
• 2024-06-21 Listing Removed — LERA
• 2024-06-08 Listed $225,000 LERA
• 2023-12-28 Sold (Public Records) — Public Records
• 2013-05-21 Sold (MLS) — LERA
• 2013-05-21 Sold (Public Records) — Public Records
• 2013-03-18 Listing Removed — LERA
• 2012-12-22 Listed $69,900 LERA
• 1990-12-01 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $4,635 · +17.0% YoY. Source: county tax records.