2810 W Salinas · San Antonio, TX 78207

$150,000

3 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 34 Days on market

Built 1924 8,015 sqft lot $122/sqft · 27% below area Est $206k · 27% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

New Investment Opportunity by Downtown San Antonio, TX. You can literally see downtown from the middle of the street. Near UTSA Downtown Campus, Near Our Lady of the Lake, and even St. Mary's University. Walking distance from HEB Grocery store and many other shops, restaurants, and stores. Home needs TLC and could be a dream come true for a new family to enjoy. Fix it and Flip it or Cash Flow it for great financial gains. See it today before it's too late. Priced to sell quickly!!

Key facts

• 8,015 sq ft lot
• Built 1924
• Listed 34 days

Property features AI

Finance

• HOA & community: Subdivision: W MARTIN S TO W COMMERCE (SA)

Exterior

• Utilities: Water system
• Home design: Pre-owned property; Approximately 102 years old
• Construction: Wood shingle/shake roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (8 x 8)
• Bedrooms: Master bedroom (10 x 10) with full bath; Bedroom 2 (12 x 12); Bedroom 3 (10 x 10); Bedroom 4 (10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (5 x 7)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Some window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $33 ($396/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (3.0% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: David Crockett Academy (math 9% / reading 19%, grade F, #4,127 of 4,322 statewide, top 96%, 656 students, 98% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $16k of equity ($1k loan paydown + $15k 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 + 7.7% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 1924 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1924 — 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: 0.97% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (median comp): $205,890
• List price: $150,000
• Delta: -27.15%
• 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
2811 W Travis	0.08mi	3/2.0	1,215 (-1%)	8mo	$189,000	$156	86
2710 W Cesar E Chavez	0.51mi	3/2.0	1,190 (-3%)	2mo	$120,000	$101	67
3718 W Martin St	0.63mi	3/2.0	1,236 (+0%)	2mo	$90,000	$73	66
819 N Hamilton Ave	0.54mi	3/1.0	1,144 (-7%)	2mo	$55,000	$48	60
3402 W Travis	0.59mi	3/2.0	1,309 (+6%)	7mo	$149,999	$115	54
902 Ruiz	0.57mi	3/1.0	1,150 (-6%)	8mo	$105,000	$91	54
3011 W Cesar E Chavez	0.58mi	4/3.0 (+1)	1,262 (+3%)	6mo	$149,900	$119	53
1002 Menchaca	0.75mi	2/1.0 (-1)	1,184 (-4%)	2mo	$65,000	$55	50
823 N Trinity St	0.56mi	3/1.0	1,064 (-14%)	8mo	$129,000	$121	43
751 Rivas	0.70mi	2/1.0 (-1)	1,111 (-10%)	1mo	$110,000	$99	43
3714 Martin	0.62mi	3/1.0	1,404 (+14%)	8mo	$89,900	$64	39
1423 Delgado St	0.71mi	3/2.0	1,404 (+14%)	7mo	$210,000	$150	36

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.17×
• Total profit: $91,120
• Equity at exit: $135,132

10-year hold

• IRR: 24.9%
• Equity multiple: 7.78×
• Total profit: $284,610
• Equity at exit: $291,417

Cash invested: $42,000 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$787
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $33

Break-even live

Break-even rent $1,413

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $118	-5% $75	+0% $33	+5% $-9	+10% $-52
Rent	-10% $-82	-5% $-25	+0% $33	+5% $90	+10% $148
Rate	-1.0pp $109	-0.5pp $71	base $33	+0.5pp $-6	+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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	0.15mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.18mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.26mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.34mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.38mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	0.42mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	0.42mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.44mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	0.58mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	44d	1	0.63mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.66mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.67mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.67mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.68mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.69mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	0.74mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.77mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	0.77mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	0.77mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.79mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.85mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.90mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.96mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	24d	1	1.05mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	1.12mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	1.17mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	11d	1	1.17mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	18d	1	1.17mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	3d	1	1.17mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.19mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	1.22mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	1.23mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	16d	1	1.29mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	1.31mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	1.32mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	44d	1	1.32mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	1.34mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	24d	1	1.36mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	44d	1	1.36mi
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	24d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $150,000 Active 34 DOM
2. 2026-06-17
   days on market $150,000 Active 33 DOM
3. 2026-06-16
   days on market $150,000 Active 32 DOM
4. 2026-06-15
   days on market $150,000 Active 31 DOM
5. 2026-06-13
   days on market $150,000 Active 29 DOM
6. 2026-06-09
   days on market $150,000 Active 25 DOM
7. 2026-06-08
   days on market $150,000 Active 24 DOM
8. 2026-06-07
   days on market $150,000 Active 23 DOM
9. 2026-06-04
   days on market $150,000 Active 20 DOM
10. 2026-06-03
    days on market $150,000 Active 19 DOM
11. 2026-06-02
    days on market $150,000 Active 18 DOM
12. 2026-06-01
    days on market $150,000 Active 17 DOM
13. 2026-05-31
    days on market $150,000 Active 16 DOM
14. 2026-05-15
    listed $150,000 New 57-char remark
15. 2022-12-01
    soldstatus
16. 2021-01-05
    soldstatus Sold 490-char remark

    Show marketing remark (490 chars)

    New Investment Opportunity by Downtown San Antonio, TX. You can literally see downtown from the middle of the street. Near UTSA Downtown Campus, Near Our Lady of the Lake, and even St. Mary's University. Walking distance from HEB Grocery store and many other shops, restaurants, and stores. Home needs TLC and could be a dream come true for a new family to enjoy. Fix it and Flip it or Cash Flow it for great financial gains. See it today before it's too late. Priced to sell quickly!!

17. 2021-01-05
    soldstatus

    Show marketing remark (490 chars)

    New Investment Opportunity by Downtown San Antonio, TX. You can literally see downtown from the middle of the street. Near UTSA Downtown Campus, Near Our Lady of the Lake, and even St. Mary's University. Walking distance from HEB Grocery store and many other shops, restaurants, and stores. Home needs TLC and could be a dream come true for a new family to enjoy. Fix it and Flip it or Cash Flow it for great financial gains. See it today before it's too late. Priced to sell quickly!!

18. 2020-12-10
    status Pending 490-char remark

    Show marketing remark (490 chars)

    New Investment Opportunity by Downtown San Antonio, TX. You can literally see downtown from the middle of the street. Near UTSA Downtown Campus, Near Our Lady of the Lake, and even St. Mary's University. Walking distance from HEB Grocery store and many other shops, restaurants, and stores. Home needs TLC and could be a dream come true for a new family to enjoy. Fix it and Flip it or Cash Flow it for great financial gains. See it today before it's too late. Priced to sell quickly!!

19. 2020-12-08
    listed $84,900 New 490-char remark

    Show marketing remark (490 chars)

    New Investment Opportunity by Downtown San Antonio, TX. You can literally see downtown from the middle of the street. Near UTSA Downtown Campus, Near Our Lady of the Lake, and even St. Mary's University. Walking distance from HEB Grocery store and many other shops, restaurants, and stores. Home needs TLC and could be a dream come true for a new family to enjoy. Fix it and Flip it or Cash Flow it for great financial gains. See it today before it's too late. Priced to sell quickly!!

20. 2005-09-09
    soldstatus
21. 2005-02-01
    soldstatus
22. 2005-01-24
    soldstatus

    Show marketing remark (185 chars)

    Mature, clean and well maintained one story 1230 sqft. Easy show and won't last long. Easy access to downtown, I-35 and convenient shopping. Phone Fred Catala [phone] to show.

23. 2004-12-01
    listed $50,000

    Show marketing remark (185 chars)

    Mature, clean and well maintained one story 1230 sqft. Easy show and won't last long. Easy access to downtown, I-35 and convenient shopping. Phone Fred Catala [phone] to show.

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/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 ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,462
• − Mortgage interest: −$8,402
• − Property taxes: −$3,210
• − Insurance: −$750
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,364
• Taxable loss: −$2,058
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $889/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+200.0% since first listed

10 events — show timeline

• 2026-05-15 Listed $150,000 LERA
• 2022-12-01 Sold (Public Records) — Public Records
• 2021-01-05 Sold (MLS) — LERA
• 2021-01-05 Sold (Public Records) — Public Records
• 2020-12-10 Pending — LERA
• 2020-12-08 Listed $84,900 LERA
• 2005-09-09 Sold (Public Records) — Public Records
• 2005-02-01 Sold (Public Records) — Public Records
• 2005-01-24 Sold (MLS) — LERA
• 2004-12-01 Listed $50,000 LERA

Property tax history

+6.4%/yr

Latest (2025): $3,210 · -5.0% YoY. Source: county tax records.