2918 Vera Cruz · San Antonio, TX 78207

$59,000

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 268 Days on market

Built 1961 3,746 sqft lot $37/sqft · 67% below area ↓ 9% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

**Investor special** Great fixer-upper opportunity on the city's westside! Lots of potential to be had here. This is an AS-IS sale, go view first, NO option period!

Key facts

• 3,746 sq ft lot
• Built 1961
• Listed 268 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: schools C-, 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.
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,267/mo this rent would consume 47% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 268 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: major wind risk, 78% 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 $51,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 2.15% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.98%
• DSCR: 2.42
• GRM: 3.9

CMA / ARV

• ARV (median comp): $178,421
• List price: $59,000
• Delta: -66.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2930 Tampico St	0.23mi	3/1.0 (+1)	1,366 (-14%)	3mo	$80,000	$59	59
2939 Tampico St	0.24mi	3/2.5 (+1)	1,448 (-9%)	12mo	$230,000	$159	54
1203 Saltillo	0.52mi	3/2.0 (+1)	1,408 (-11%)	1mo	$179,999	$128	47
1107 Barclay St	0.71mi	3/2.0 (+1)	1,557 (-2%)	15mo	$125,000	$80	43

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: 52.3%
• Equity multiple: 5.03×
• Total profit: $66,602
• Equity at exit: $53,152

10-year hold

• IRR: 48.2%
• Equity multiple: 12.49×
• Total profit: $189,786
• Equity at exit: $114,624

Cash invested: $16,520 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$309
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $440

Break-even live

Break-even rent $709

Max offer price $59,000

Occupancy floor 60%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.08mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	0.09mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	43d	1	0.12mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	3d	1	0.42mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	23d	1	0.72mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	21d	1	0.74mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	0.74mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	43d	1	0.83mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	23d	1	0.94mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	0.97mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	43d	1	0.97mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	1.00mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	23d	1	1.03mi
3314 Perez St #102 San Antonio, TX	2.0	1.0	1943	$850	$0.44	21d	1	1.27mi
3314 Perez St Unit 101 San Antonio, TX	2.0	2.0	1943	$1,050	$0.54	21d	1	1.27mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	43d	1	1.29mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	43d	1	1.34mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	10d	1	1.35mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	43d	1	1.42mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	43d	1	1.42mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.43mi
2323 Arbor Pl #1 San Antonio, TX	1.0	1.0	2190	$650	$0.30	43d	1	1.48mi
2323 Arbor Pl Unit 2 San Antonio, TX	2.0	1.0	2190	$750	$0.34	43d	1	1.48mi
2323 Arbor St Unit 3 San Antonio, TX	3.0	2.0	2190	$1,050	$0.48	43d	1	1.48mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $59,000 Active 268 DOM
2. 2026-06-17
   days on market $59,000 Active 267 DOM
3. 2026-06-16
   days on market $59,000 Active 266 DOM
4. 2026-06-15
   days on market $59,000 Active 265 DOM
5. 2026-06-13
   days on market $59,000 Active 263 DOM
6. 2026-06-09
   days on market $59,000 Active 259 DOM
7. 2026-06-08
   days on market $59,000 Active 258 DOM
8. 2026-06-07
   days on market $59,000 Active 257 DOM
9. 2026-06-04
   days on market $59,000 Active 254 DOM
10. 2026-06-03
    days on market $59,000 Active 253 DOM
11. 2026-06-02
    days on market $59,000 Active 252 DOM
12. 2026-06-01
    days on market $59,000 Active 251 DOM
13. 2026-05-31
    days on market $59,000 Active 250 DOM
14. 2026-04-15
    price $59,000 164-char remark

    Show marketing remark (164 chars)

    **Investor special** Great fixer-upper opportunity on the city's westside! Lots of potential to be had here. This is an AS-IS sale, go view first, NO option period!

15. 2025-09-23
    listed $65,000 New 164-char remark

    Show marketing remark (164 chars)

    **Investor special** Great fixer-upper opportunity on the city's westside! Lots of potential to be had here. This is an AS-IS sale, go view first, NO option period!

16. 2025-09-10
    historical
17. 2025-06-13
    listed $65,000 New
18. 2023-04-18
    soldstatus
19. 2001-09-05
    soldstatus
20. 2001-09-05
    soldstatus

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,716 · $226/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 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: $15,198
• − Mortgage interest: −$3,305
• − Property taxes: −$2,716
• − Insurance: −$295
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$1,716
• Taxable income: $4,735
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,147/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

-9.2% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $59,000 LERA
• 2025-09-23 Listed $65,000 LERA
• 2025-09-10 Listing Removed — LERA
• 2025-06-13 Listed $65,000 LERA
• 2023-04-18 Sold (Public Records) — Public Records
• 2001-09-05 Sold (Public Records) — Public Records
• 2001-09-05 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,716 · -4.6% YoY. Source: county tax records.