506 Elvira St · San Antonio, TX 78207

$98,900

1 bd · 1.5 ba · 772 sqft · SingleFamily public records · 178 Days on market

Built 2017 1,951 sqft lot Est $110k · 10% under ↓ 1% since listing

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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 +13.6/30.0
• ARV discount +12.2/15.0
• Appreciation +10.0/10.0
• 1% rule +5.7/10.0
• Rent growth +4.4/5.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Beautifully Updated Home - Priced at Only $100,000 This recently updated home offers exceptional value with a modern open floor plan and the reliability of a slab foundation. With a potential monthly payment likely lower than typical rent, it presents an excellent opportunity for both first-time buyers and investors. The main floor features an inviting living area that flows seamlessly into the updated kitchen with a comfortable dining space, as well as a convenient half bath. Upstairs, the air-conditioned primary bedroom is separated by double doors from a large adjoining sitting room that can easily serve as a nursery, office, guest space, or even a spacious walk-in closet. Additional hi

Key facts

• Slab foundation
• Open floor plan
• Convenient half bath

Tags

• OPEN FLOOR PLAN
• SLAB FOUNDATION
• UPDATED KITCHEN
• CONVENIENT HALF BATH
• LARGE ADJOINING SITTING ROOM

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision: COMMERCE S. TO GUADALUPE SA

Exterior

• Utilities: Water and sewer service provided; Electricity supplied by CPS; Water and sewer supplied by SAWS; Garbage service by COSA
• Home design: Pre-owned property; Approximate age: 9 years
• Construction: Slab foundation; Composition roof; Built by Marex Solutions
• Exterior features: Siding exterior; City garbage service

Interior

• Kitchen: Cooktop (smooth); Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom with sitting room on the upper level (14 x 9); Additional master bedroom on 2nd level (11 x 11)
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom with tub/shower combination and single vanity (master bath 8 x 5); One half bathroom
• Heating & cooling: Electric heating (1 unit); Other air conditioning (see remarks)
• Interior features: Open floor plan; Eat-in kitchen; One living area; All window coverings remain; All bedrooms on upper level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $5 ($57/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 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: De Zavala El (math 17% / reading 19%, grade F, #3,785 of 4,322 statewide, top 88%, 418 students, 98% FRL); Tafolla Middle (math 6% / reading 16%, grade F, #1,634 of 1,662 statewide, top 99%, 697 students, 97% 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); 164 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 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: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $110,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Elvira St	0.00mi	1/1.5	772 (0%)	1mo	$98,900	$128	99
1815 Vera Cruz	0.18mi	2/1.0 (+1)	768 (-0%)	17mo	$109,900	$143	70
1804 San Fernando St	0.13mi	2/1.0 (+1)	718 (-7%)	18mo	$120,000	$167	60
602 Chihuahua St	0.63mi	2/1.0 (+1)	783 (+1%)	3mo	$125,000	$160	59
605 Torreon	0.17mi	2/1.0 (+1)	668 (-14%)	10mo	$34,999	$52	55
1922 San Luis St	0.19mi	2/1.0 (+1)	660 (-14%)	17mo	$150,000	$227	46
924 Montezuma	0.19mi	2/1.0 (+1)	870 (+13%)	23mo	$120,000	$138	44
2106 W Cesar E Chavez Blvd	0.26mi	2/1.0 (+1)	870 (+13%)	23mo	$110,000	$126	40
1710 Montezuma St	0.70mi	2/2.0 (+1)	732 (-5%)	21mo	$159,000	$217	34
1528 Santiago St	0.50mi	2/1.0 (+1)	675 (-13%)	19mo	$100,000	$148	33
2926 El Paso	0.72mi	2/1.0 (+1)	672 (-13%)	6mo	$39,999	$60	32
2721 Colima	0.73mi	2/1.0 (+1)	672 (-13%)	14mo	$75,000	$112	26

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: 26.5%
• Equity multiple: 3.15×
• Total profit: $59,577
• Equity at exit: $89,097

10-year hold

• IRR: 24.8%
• Equity multiple: 7.80×
• Total profit: $188,416
• Equity at exit: $192,141

Cash invested: $27,692 (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: 164
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$519
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $5

Break-even live

Break-even rent $1,057

Max offer price $98,900

Occupancy floor 95%

Sensitivity live

Price	-10% $61	-5% $33	+0% $5	+5% $-23	+10% $-51
Rent	-10% $-79	-5% $-37	+0% $5	+5% $47	+10% $89
Rate	-1.0pp $55	-0.5pp $30	base $5	+0.5pp $-21	+1.0pp $-47

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	0.51mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$795	$0.90	5d	1	0.59mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	0.64mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.70mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	6d	1	0.76mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	25d	1	0.85mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,214	$1.50	0d	29	0.94mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	0.97mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$979	$1.47	0d	1	0.98mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,459	$1.57	0d	1	0.98mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$969	$1.54	0d	1	0.98mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,445	$1.29	0d	31	0.99mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$907	$1.22	0d	1	1.02mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,094	$1.15	0d	1	1.02mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	1.03mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	1.03mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	1.03mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$982	$0.96	25d	1	1.06mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$954	$1.27	0d	1	1.10mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,139	$1.16	0d	1	1.10mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	45d	1	1.26mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	1.28mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	45d	1	1.30mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	1.34mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	1.34mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	1.34mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	1.34mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	1.37mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	18d	1	1.38mi
831 S Flores St San Antonio, TX	1.0	1.0	760	$850	$1.12	25d	1	1.39mi
831 S Flores St San Antonio, TX	1.0	1.0	796	$1,305	$1.64	45d	1	1.39mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	45d	1	1.43mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	45d	1	1.46mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	11d	1	1.46mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	45d	1	1.48mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	1.48mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	19d	1	1.49mi

Listing history 7 events

1. 2026-05-17
   status Pending
2. 2026-04-30
   historical Active Option
3. 2026-04-02
   price $98,900
4. 2026-02-20
   price $99,500
5. 2026-01-13
   status Back on Market
6. 2026-01-02
   historical Active Option
7. 2025-11-20
   listed $99,999 New

ⓘ 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: $3,302 · $275/mo
• Projected year-2 tax: $3,302 · $275/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 · 21 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: $12,756
• − Mortgage interest: −$5,540
• − Property taxes: −$3,302
• − Insurance: −$494
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,877
• Taxable loss: −$1,498
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $417/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

-1.1% since first listed

7 events — show timeline

• 2026-05-17 Pending — LERA
• 2026-04-30 Contingent — LERA
• 2026-04-02 Price Changed $98,900 LERA
• 2026-02-20 Price Changed $99,500 LERA
• 2026-01-13 Relisted — LERA
• 2026-01-02 Contingent — LERA
• 2025-11-20 Listed $99,999 LERA

Property tax history

+24.1%/yr

Latest (2025): $3,302 · -5.5% YoY. Source: county tax records.