2603 Arbor Pl · San Antonio, TX 78228

$99,999

2 bd · 1.0 ba · 1,521 sqft · SingleFamily public records · 63 Days on market

Built 1953 7,230 sqft lot ↓ 29% since listing

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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
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors Special! Great location near 2 universities and only minutes from downtown. cash offers or investors looking for their next flip.

Key facts

• 7,230 sq ft lot
• Built 1953
• Listed 63 days

Property features AI

Finance

• Financial info: Down payment assistance resources available (DPR eligible)
• HOA & community: Located in the Prospect Hill community

Exterior

• Utilities: Water system
• Home design: Pre-owned single-family property; Approximately 73 years old
• Construction: Cedar post foundation; Wood shingle/shake roof
• Exterior features: Stucco exterior; Lot in Prospect Hill / Rosedale Park subdivision

Interior

• Kitchen: Kitchen (approx. 8 x 10)
• Bedrooms: Master bedroom on lower level (approx. 10 x 10); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 12); Bedroom 4 (approx. 10 x 10)
• Flooring: Carpeting; Ceramic tile; Wood flooring
• Bathrooms: Two full bathrooms; Master bath with shower only (approx. 6 x 5)
• Heating & cooling: Natural gas heat (panel); Two window air conditioners
• Interior features: Ceiling fans; Open floor plan; Two living areas; Separate dining room; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room (approx. 6 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roy Cisneros El (math 11% / reading 17%, grade F, #4,127 of 4,322 statewide, top 96%, 210 students, 96% FRL, charter); Memorial H S (math 22% / reading 29%, grade F, #1,246 of 1,632 statewide, top 77%, 872 students, 92% FRL) — zoned schools average 94% FRL vs 24% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 91 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); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 35% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $215,982
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3322 W Poplar St	0.19mi	3/2.0 (+1)	1,508 (-1%)	5mo	$230,000	$153	76
2115 Leal	0.53mi	3/1.0 (+1)	1,472 (-3%)	11mo	$100,000	$68	56
3927 W Travis St	0.55mi	3/2.0 (+1)	1,632 (+7%)	7mo	$105,000	$64	47
2511 Ruiz	0.23mi	3/2.0 (+1)	1,304 (-14%)	12mo	$245,000	$188	47
3714 Martin	0.72mi	3/1.0 (+1)	1,404 (-8%)	8mo	$89,900	$64	42
1617 NW 22nd	0.58mi	3/2.0 (+1)	1,337 (-12%)	5mo	$189,999	$142	39
180 Sweetbriar Ave	0.72mi	3/2.0 (+1)	1,483 (-2%)	17mo	$99,000	$67	39
2614 W Poplar	0.61mi	3/2.0 (+1)	1,377 (-10%)	10mo	$229,000	$166	38
3926 W Martin St	0.58mi	3/2.0 (+1)	1,372 (-10%)	20mo	$79,999	$58	30
1622 Waverly Ave	0.73mi	3/2.0 (+1)	1,300 (-14%)	21mo	$290,000	$223	15

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: 12.7%
• Equity multiple: 1.52×
• Total profit: $14,573
• Equity at exit: $14,910

10-year hold

• IRR: 23.2%
• Equity multiple: 3.20×
• Total profit: $61,537
• Equity at exit: $8,646

Cash invested: $28,000 (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 78228

• Home prices YoY: -22.1%
• Rents YoY: 4.9%
• Active inventory: 91
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$524
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $435

Break-even live

Break-even rent $985

Max offer price $99,999

Occupancy floor 67%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2323 Arbor Pl Unit 2 San Antonio, TX	2.0	1.0	2190	$750	$0.34	44d	1	0.19mi
2323 Arbor St Unit 3 San Antonio, TX	3.0	2.0	2190	$1,050	$0.48	44d	1	0.19mi
2323 Arbor Pl #1 San Antonio, TX	1.0	1.0	2190	$650	$0.30	44d	1	0.19mi
3314 Perez St #102 San Antonio, TX	2.0	1.0	1943	$850	$0.44	22d	1	0.26mi
3314 Perez St Unit 101 San Antonio, TX	2.0	2.0	1943	$1,050	$0.54	22d	1	0.26mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	0.57mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	0.78mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	44d	1	0.79mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	24d	1	0.79mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.88mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.88mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	0.94mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.96mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	1.04mi
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	44d	1	1.08mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	44d	1	1.08mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	22d	1	1.08mi
2607 W Craig Pl San Antonio, TX	3.0	1.0	1312	$1,475	$1.12	24d	1	1.09mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	1.12mi
2530 W Woodlawn Ave San Antonio, TX	3.0	2.0	1416	$2,195	$1.55	44d	1	1.13mi
2231 W Woodlawn Ave San Antonio, TX	3.0	2.0	1744	$1,900	$1.09	24d	1	1.21mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	1.22mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	1.22mi
2443 W Huisache Ave Unit 1 San Antonio, TX	2.0	1.0	1200	$1,100	$0.92	44d	1	1.31mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	44d	1	1.31mi
2102 W Mistletoe Ave San Antonio, TX	3.0	2.0	1506	$1,925	$1.28	24d	1	1.31mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	24d	1	1.34mi
2622 W Summit Ave San Antonio, TX	3.0	2.0	2100	$1,950	$0.93	3d	1	1.38mi
2007 W Mistletoe Ave San Antonio, TX	2.0	1.0	1224	$1,650	$1.35	44d	1	1.41mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	1.41mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	44d	1	1.43mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	1.45mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	1.49mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $99,999 Pending 63 DOM
2. 2026-06-03
   days on market $99,999 Price Change 61 DOM
3. 2026-06-02
   days on market $99,999 Price Change 60 DOM
4. 2026-06-01
   days on market $99,999 Price Change 59 DOM
5. 2026-05-31
   remarks 139-char remark
6. 2026-05-31
   listed $99,999 Price Change 58 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 · 20 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: $18,418
• − Mortgage interest: −$5,601
• − Property taxes: −$2,542
• − Insurance: −$500
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,909
• Taxable income: $3,918
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,275/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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

-28.6% since first listed

3 events — show timeline

• 2026-05-29 Price Changed $99,999 LERA
• 2026-05-28 Price Changed $125,000 LERA
• 2026-04-03 Listed $140,000 LERA

Property tax history

+5.7%/yr

Latest (2025): $2,542 · +10.0% YoY. Source: county tax records.