1504 Waverly Ave · San Antonio, TX 78201

$155,000

3 bd · 2.0 ba · 1,068 sqft · SingleFamily public records · 18 Days on market

Built 1970 7,710 sqft lot $145/sqft · 20% below area Est $193k · 20% 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 +8.8/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity in the heart of Woodlawn Lake! This 3-bedroom, 1.5-bath home offers a great location just around the corner from the lake, with easy access to one of San Antonio's favorite outdoor spots. Inside, you'll find a functional layout with natural light throughout. The home is move-in ready with room for updates over time, making it a great option for a first-time homebuyer or someone looking to personalize their space. Out back, a bonus room adds flexibility and includes a woodshop and additional storage, ideal for hobbies, projects, or extra workspace. Conveniently located near parks, dining, and downtown, this home offers a great opportunity to get into an established neigh

Key facts

• Move-in ready
• Near dining
• Bonus room

Tags

• MOVE-IN READY
• BONUS ROOM
• WOODSHOP
• ADDITIONAL STORAGE
• NEAR PARKS
• NEAR DINING

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Located in the Woodlawn Lake subdivision

Exterior

• Utilities: Water system
• Home design: Pre-owned home; Approximate age: 56 years
• Construction: Slab foundation; Composition roof
• Exterior features: Stone/rock and siding exterior

Interior

• Kitchen: Includes stove/range; Gas cooking; Refrigerator
• Bedrooms: Master bedroom on lower level (10 x 10); Second bedroom (10 x 10); Third bedroom (10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: One full bath; One half bath; Master bath with tub/shower combination and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Two living areas with a living/dining room combination; Utility room inside; Some window coverings remain
• Laundry & utility: Washer and dryer included; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (10.4% below list).
• Recommended offer: $132k (14.7% 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: 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: Fenwick Academy (math 4% / reading 16%, grade F, #4,250 of 4,322 statewide, top 99%, 507 students, 94% FRL, charter); Jefferson H S (math 28% / reading 30%, grade F, #1,147 of 1,632 statewide, top 71%, 1,686 students, 87% FRL, charter).
• Market conditions: Rents rising (+2.8%/yr); 172 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); 40% 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 ($47k/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 $5k 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 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 77% 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 $132,215 (14.7% 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. Built in 1970 — 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. 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. 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?
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: 0.90% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 9.3

CMA / ARV

• ARV (median comp): $192,566
• List price: $155,000
• Delta: -19.51%
• 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
1504 Waverly Ave	0.00mi	3/1.5	1,068 (0%)	1mo	$155,000	$145	97
416 Peacock Ave	0.21mi	4/1.5 (+1)	1,092 (+2%)	5mo	$90,000	$82	75
2111 Rivas	0.63mi	3/2.0	1,080 (+1%)	1mo	$99,900	$93	68
131 Neff	0.39mi	3/1.0	1,029 (-4%)	6mo	$139,700	$136	67
107 Blueridge	0.36mi	3/2.0	1,143 (+7%)	9mo	$200,000	$175	64
841 Texas	0.58mi	3/1.0	1,062 (-1%)	6mo	$155,000	$146	63
122 Goodrich	0.40mi	3/2.0	996 (-7%)	11mo	$169,900	$171	61
1938 Texas	0.48mi	2/1.0 (-1)	1,058 (-1%)	9mo	$105,000	$99	60
1111 Waverly	0.38mi	2/1.0 (-1)	984 (-8%)	3mo	$199,999	$203	58
2407 W Mistletoe Ave	0.61mi	3/1.0	1,204 (+13%)	3mo	$221,000	$184	44
120 Henry St	0.68mi	2/1.5 (-1)	910 (-15%)	1mo	$149,500	$164	36
1806 Delgado St	0.62mi	3/1.0	1,224 (+15%)	9mo	$115,000	$94	36

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.23×
• Total profit: $-33,466
• Equity at exit: $23,111

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-40,274
• Equity at exit: $13,402

Cash invested: $43,400 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 172
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$813
• Tax from tax record: −$349 /mo · $4,185/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-129

Break-even live

Break-even rent $1,552

Max offer price $132,215

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	24d	1	0.22mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	44d	1	0.22mi
2607 W Craig Pl San Antonio, TX	3.0	1.0	1312	$1,475	$1.12	24d	1	0.49mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	44d	1	0.53mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	24d	1	0.57mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	11d	1	0.58mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	12d	1	0.58mi
2007 W Mistletoe Ave San Antonio, TX	2.0	1.0	1224	$1,650	$1.35	44d	1	0.62mi
2530 W Woodlawn Ave San Antonio, TX	3.0	2.0	1416	$2,195	$1.55	44d	1	0.64mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	0.64mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.67mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.69mi
1914 W Magnolia Ave San Antonio, TX	2.0	1.0	1316	$1,850	$1.41	24d	1	0.72mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.72mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	24d	1	0.73mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	0.74mi
2443 W Huisache Ave Unit 1 San Antonio, TX	2.0	1.0	1200	$1,100	$0.92	44d	1	0.78mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	0.82mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.82mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	44d	1	0.83mi
1644 W Mistletoe Ave Unit 201 San Antonio, TX	2.0	2.0	831	$1,700	$2.05	44d	1	0.88mi
1602 W Craig Pl San Antonio, TX	2.0	1.0	1344	$1,300	$0.97	44d	1	0.90mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.91mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	3d	1	0.92mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,300	$1.53	12d	3	0.92mi
2020 W Kings Hwy Unit 2 San Antonio, TX	2.0	1.0	1254	$1,325	$1.06	44d	1	0.93mi
2825 W Woodlawn Ave Unit 2825-WW San Antonio, TX	2.0	1.0	700	$1,195	$1.71	3d	1	0.98mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	0.99mi
1524 W Woodlawn Ave San Antonio, TX	2.0	1.0	1200	$795	$0.66	24d	1	1.01mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	1.05mi
1630 W Mulberry Ave San Antonio, TX	2.0	1.0	1100	$1,400	$1.27	44d	1	1.06mi
2426 Cincinnati Ave San Antonio, TX	2.0	1.0	700	$975	$1.39	24d	1	1.07mi
1717 W Summit Ave San Antonio, TX	2.0	1.0	1006	$1,700	$1.69	24d	1	1.07mi
734 Donaldson Ave Unit D San Antonio, TX	2.0	1.0	910	$915	$1.01	12d	1	1.08mi
734 Donaldson Ave Unit B San Antonio, TX	2.0	1.0	910	$910	$1.00	3d	1	1.08mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	20d	1	1.12mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	3d	1	1.12mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	1.17mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	22d	1	1.17mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	44d	1	1.17mi

Listing history 3 events

1. 2026-05-18
   status Pending 736-char remark
2. 2026-05-07
   historical Active Option 736-char remark
3. 2026-04-30
   listed $155,000 New 736-char remark

ⓘ 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: $4,185 · $349/mo
• Projected year-2 tax: $4,185 · $349/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 · 21 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: $16,666
• − Mortgage interest: −$8,682
• − Property taxes: −$4,185
• − Insurance: −$775
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,509
• Taxable loss: −$4,152
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $-551/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% Arabic 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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

5 events — show timeline

• 2026-05-27 Sold (Public Records) — Public Records
• 2026-05-26 Sold (MLS) — LERA
• 2026-05-18 Pending — LERA
• 2026-05-07 Contingent — LERA
• 2026-04-30 Listed $155,000 LERA

Property tax history

+7.0%/yr

Latest (2025): $4,185 · +10.0% YoY. Source: county tax records.