326 Balboa Ave · San Antonio, TX 78237

$140,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 379 Days on market

Built 1969 6,098 sqft lot ↓ 28% 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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +4.9/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Schedule a viewing for this 3 bdrm 2 bath home with two living areas. With some TLC and and some repairs this could be your home sweet home. This property As-is house with a family room and a spaciouse backyard. A storage shed that could be converted to "a casita". Opportunity awaits! This cozy home is l 'as is" ~ Good kitchen cabinets & countertops, concrete pad with carport and fenced * Easy acces to Hwy 90 and 151. Easy Access to d

Key facts

• Concrete pad
• Spacious backyard
• Carport

Tags

• TWO LIVING AREAS
• SPACIOUS BACKYARD
• STORAGE SHED
• GOOD KITCHEN CABINETS
• CONCRETE PAD
• CARPORT

Property features AI

Finance

• Financial info: Currently being leased; Down payment assistance resources available
• HOA & community: Subdivision: GARDENDALE AREA 8 ED

Exterior

• Utilities: Water system available; Gas supplied by SAWS; Electricity supplied by CPS
• Home design: Siding exterior; Composition (shingle) roof; Pre-owned home; Approximate age: 56 years
• Construction: Siding exterior construction; Composition roof
• Exterior features: Chain link fence; Wrought iron fence; Storage building / shed; Level lot

Interior

• Kitchen: Gas stove/range; Kitchen approximately 8 x 14
• Bedrooms: Master bedroom on lower level (14 x 13); Bedroom 2 on main level (10 x 11); Bedroom 3 on main level (11 x 13); Bonus room on main level
• Flooring: Carpeting; Linoleum flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with shower only (7 x 8)
• Heating & cooling: Natural gas heat; Window unit heating; Three or more window air-conditioning units; Other heating (see remarks)
• Interior features: Ceiling fans throughout; Living and dining rooms combined; Two living areas; Utility room inside; Cable TV available; High-speed internet available; All window coverings remain; Gas cooking; Electric water heater; City garbage service
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $66 ($790/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Alonso S Perales El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 353 students, 93% FRL); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 93% FRL vs 24% district-wide (68 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 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 + 6.1% 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 379 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.17×
• Total profit: $85,227
• Equity at exit: $126,123

10-year hold

• IRR: 24.6%
• Equity multiple: 7.60×
• Total profit: $258,672
• Equity at exit: $271,989

Cash invested: $39,200 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$284 /mo · $3,409/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $66

Break-even live

Break-even rent $1,363

Max offer price $140,000

Occupancy floor 90%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	21d	1	1.14mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	1.14mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $140,000 Active 379 DOM
2. 2026-06-17
   days on market $140,000 Active 378 DOM
3. 2026-06-16
   days on market $140,000 Active 377 DOM
4. 2026-06-15
   days on market $140,000 Active 376 DOM
5. 2026-06-13
   days on market $140,000 Active 374 DOM
6. 2026-06-12
   days on market $140,000 Active 373 DOM
7. 2026-06-09
   days on market $140,000 Active 370 DOM
8. 2026-06-08
   days on market $140,000 Active 369 DOM
9. 2026-06-08
   days on market $140,000 Active 368 DOM
10. 2026-06-07
    days on market $140,000 Active 367 DOM
11. 2026-06-03
    days on market $140,000 Active 364 DOM
12. 2026-06-02
    days on market $140,000 Active 363 DOM
13. 2026-06-01
    days on market $140,000 Active 362 DOM
14. 2026-05-31
    remarks 443-char remark
15. 2026-05-31
    listed $140,000 Active 361 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: $3,409 · $284/mo
• Projected year-2 tax: $3,409 · $284/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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,353
• − Mortgage interest: −$7,842
• − Property taxes: −$3,409
• − Insurance: −$700
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,073
• Taxable loss: −$1,447
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,137/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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

-28.2% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $140,000 LERA
• 2025-08-28 Price Changed $170,000 LERA
• 2025-06-26 Price Changed $185,000 LERA
• 2025-06-04 Listed $195,000 LERA
• 2011-08-23 Sold (Public Records) — Public Records
• 2001-03-12 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,409 · -8.1% YoY. Source: county tax records.