2604 Chihuahua St · San Antonio, TX 78207

$139,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 15 Days on market

Built 1955 3,746 sqft lot Est $187k · 25% under

---

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 +16.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• 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

Fixer Upper Opportunity - Westside San Antonio! Minutes From Downtown! Discover a heavily discounted investment property located in the Westside of San Antonio, just a short drive from Downtown, Market Square, hospitals, and major highways. This home needs work but offers massive potential for the right investor.

Key facts

• Tenant occupied unit
• Close to dining
• Shared laundry area

Tags

• CORNER LOT
• SHARED LAUNDRY AREA
• TENANT OCCUPIED UNIT
• VACANT UNIT
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• HOA & community: Located in the CUPPLES/ZARZAMORA subdivision

Exterior

• Parking: 2+ access exits
• Utilities: Electric service by CPS; Water and sewer by SAWS (city water and sewer); City garbage service
• Home design: Pre-owned single-family design; Front faces north
• Construction: Approximately 71 years old; Brick and siding exterior; Composition (shingle) roof
• Exterior features: Chain-link fence; Mature trees; Corner lot; Street paved with sidewalks; Asphalt city street; Level lot; Near bus line

Interior

• Kitchen: Eat-in kitchen (8 x 6)
• Bedrooms: Master bedroom with split layout and full bath (13 x 9); Bedroom 2 (9 x 11); Bedroom 3 (8 x 12); Bedroom 4 (8 x 10); Bedroom 5 (8 x 10)
• Flooring: Linoleum flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (5 x 7)
• Heating & cooling: Central heating (electric); One central air conditioning unit
• Interior features: Two living areas; Eat-in kitchen; Ground level / no steps; All bedrooms on main level; Laundry room on main level; Washer and dryer connections; Cable TV available; High-speed internet available; City garbage service; All window coverings remain; Secondary bedroom on lower level; Accessible / adaptive home; Multiple access exits; Bathroom on first floor; Bedroom on first floor; No carpet
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $140k (0.0% below list).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Sarah S King El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 564 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1955 — 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 $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.00% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $187,136
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2604 Chihuahua	0.00mi	4/3.0 (+1)	1,462 (0%)	3mo	$84,900	$58	88
1203 Saltillo	0.40mi	3/2.0	1,408 (-4%)	1mo	$179,999	$128	75
2939 Tampico St	0.33mi	3/2.5	1,448 (-1%)	12mo	$230,000	$159	71
2930 Tampico St	0.30mi	3/1.0	1,366 (-7%)	3mo	$80,000	$59	69
1714 San Patricio	0.12mi	3/2.0	1,290 (-12%)	22mo	$189,000	$147	57
839 Jean St	0.28mi	2/2.0 (-1)	1,344 (-8%)	21mo	$162,000	$121	51
1538 Santiago	0.28mi	3/2.0	1,290 (-12%)	23mo	$189,000	$147	49
2015 Vera Cruz	0.52mi	3/2.0	1,266 (-13%)	9mo	$229,000	$181	46
1107 Barclay St	0.72mi	3/2.0	1,557 (+6%)	15mo	$125,000	$80	44
3011 W Cesar E Chavez	0.55mi	4/3.0 (+1)	1,262 (-14%)	6mo	$149,900	$119	37

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: 28.0%
• Equity multiple: 3.26×
• Total profit: $88,561
• Equity at exit: $126,033

10-year hold

• IRR: 25.9%
• Equity multiple: 7.99×
• Total profit: $273,805
• Equity at exit: $271,795

Cash invested: $39,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$734
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $84

Break-even live

Break-even rent $1,293

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	1d	1	0.14mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	43d	1	0.20mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	14d	1	0.53mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	23d	1	0.63mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	0.73mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	21d	1	0.73mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	23d	1	0.77mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	43d	1	0.80mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	2d	1	0.82mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	23d	1	0.83mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	14d	1	0.89mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	23d	1	0.90mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	43d	1	0.92mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	0.92mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	1.00mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	1.01mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	1.05mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	23d	1	1.11mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	10d	1	1.15mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	43d	1	1.16mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	10d	1	1.21mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	23d	1	1.25mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	43d	1	1.29mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	3d	1	1.32mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	4d	1	1.35mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	43d	1	1.35mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	43d	1	1.36mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	4d	1	1.41mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	43d	1	1.42mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	19d	1	1.42mi

Listing history 10 events

1. 2026-06-18
   days on market $139,900 Active 15 DOM
2. 2026-06-17
   days on market $139,900 Active 14 DOM
3. 2026-06-16
   days on market $139,900 Active 13 DOM
4. 2026-06-15
   statusdays on market $139,900 Active 12 DOM
5. 2026-06-13
   days on market $139,900 New 10 DOM
6. 2026-06-09
   days on market $139,900 New 6 DOM
7. 2026-06-08
   days on market $139,900 New 5 DOM
8. 2026-06-07
   days on market $139,900 New 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $139,900 New 1 DOM

ⓘ 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: $2,751 · $229/mo
• Projected year-2 tax: $2,751 · $229/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 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: $16,785
• − Mortgage interest: −$7,837
• − Property taxes: −$2,751
• − Insurance: −$700
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,070
• Taxable loss: −$1,257
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,308/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

+27.2% since first listed

17 events — show timeline

• 2026-06-03 Listed $139,900 LERA
• 2026-03-18 Sold (Public Records) — Public Records
• 2026-03-12 Sold (MLS) — LERA
• 2026-03-07 Pending — LERA
• 2026-03-05 Relisted — LERA
• 2026-02-15 Pending — LERA
• 2026-02-10 Price Changed $84,900 LERA
• 2026-01-26 Price Changed $89,500 LERA
• 2026-01-19 Relisted — LERA
• 2026-01-11 Listing Removed — LERA
• 2025-12-29 Price Changed $99,500 LERA
• 2025-12-11 Listed $110,000 LERA
• 2025-09-25 Sold (Public Records) — Public Records
• 2009-02-26 Sold (Public Records) — Public Records
• 2006-04-10 Sold (Public Records) — Public Records
• 2003-10-21 Sold (Public Records) — Public Records
• 2003-10-21 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,751 · +10.0% YoY. Source: county tax records.