1315 Brighton · San Antonio, TX 78211

$99,500

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 27 Days on market

Built 1940 5,749 sqft lot $85/sqft · 45% below area Est $181k · 45% under ↓ 23% 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 +26.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +9.2/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Opportunity awaits at 1315 Brighton! This single-story 3-bedroom, 1-bath home offers 1,176 square feet of potential and is perfect for investors, flippers, or buyers looking to add their personal touch. Inside, you'll find spacious living and dining areas with a functional layout ready for a refresh and modernization. Located in the established Harlandale area, this property offers convenient access to IH-35, shopping, dining, and downtown San Antonio. While the home does need updates and TLC, it presents a fantastic opportunity to create value and make it your own. Whether you're searching for your next investment project or a fixer-upper with potential, this property is full of possibilit

Key facts

• Single-story
• Downtown san antonio
• Shopping

Tags

• SINGLE-STORY
• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS TO IH-35
• SHOPPING
• DINING
• DOWNTOWN SAN ANTONIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools C-, crime F.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 152 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $241 of equity ($688 loan paydown + $-447 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $90k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 5.8

CMA / ARV

• ARV (median comp): $180,881
• List price: $99,500
• Delta: -19.84%
• 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
1201 Brighton	0.19mi	3/2.0	1,259 (+7%)	2mo	$260,000	$207	78
1214 Chalmers Ave	0.21mi	3/2.0	1,261 (+7%)	1mo	$229,900	$182	77
1229 Flanders Ave	0.13mi	3/2.0	1,295 (+10%)	1mo	$230,000	$178	76
1407 Crystal	0.16mi	3/2.0	1,104 (-6%)	8mo	$165,000	$149	76
318 Elks	0.19mi	3/2.0	1,000 (-15%)	4mo	$155,000	$155	63
1166 Fitch	0.39mi	3/2.0	1,292 (+10%)	3mo	$225,000	$174	63
1161 Fitch	0.36mi	3/2.0	1,300 (+10%)	6mo	$235,000	$181	61
702 Berlin	0.56mi	3/1.0	1,296 (+10%)	7mo	$100,000	$77	47
503 Vickers	0.63mi	3/2.0	1,328 (+13%)	4mo	$183,900	$138	46
26 Vickers	0.72mi	3/1.0	1,047 (-11%)	6mo	$169,500	$162	39
122 Hoover	0.72mi	2/1.0 (-1)	1,034 (-12%)	1mo	$170,000	$164	36
815 Flanders	0.69mi	2/1.5 (-1)	1,024 (-13%)	7mo	$165,000	$161	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.44×
• Total profit: $12,306
• Equity at exit: $26,677

10-year hold

• IRR: 15.0%
• Equity multiple: 2.58×
• Total profit: $44,080
• Equity at exit: $30,350

Cash invested: $27,860 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$522
• Tax from tax record: −$289 /mo · $3,467/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $270

Break-even live

Break-even rent $1,079

Max offer price $99,500

Occupancy floor 76%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	17d	1	0.16mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	23d	1	0.53mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	23d	1	0.56mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	23d	1	0.57mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	0.57mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	43d	1	0.62mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	43d	1	0.68mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	10d	1	0.72mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	43d	1	0.80mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	17d	1	0.93mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	14d	1	0.95mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	23d	1	0.95mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	17d	1	0.98mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	10d	1	0.98mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	23d	1	0.99mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	43d	1	1.11mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	23d	1	1.13mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	14d	1	1.13mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	43d	1	1.14mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	23d	1	1.18mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	17d	1	1.28mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	14d	1	1.31mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	43d	1	1.35mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	10d	1	1.35mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	21d	1	1.37mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	1d	1	1.38mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	1.42mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	19d	1	1.44mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	1.45mi
326 Stonewall St San Antonio, TX	3.0	1.0	1080	$1,200	$1.11	23d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $99,500 Active 27 DOM
2. 2026-06-17
   days on market $99,500 Active 26 DOM
3. 2026-06-16
   days on market $99,500 Active 25 DOM
4. 2026-06-15
   days on market $99,500 Active 24 DOM
5. 2026-06-13
   statusdays on market $99,500 Active 22 DOM
6. 2026-06-13
   days on market $99,500 Price Change 21 DOM
7. 2026-06-09
   days on market $99,500 Price Change 18 DOM
8. 2026-06-08
   days on market $99,500 Price Change 17 DOM
9. 2026-06-07
   days on market $99,500 Price Change 16 DOM
10. 2026-06-04
    days on market $99,500 Price Change 13 DOM
11. 2026-06-03
    days on market $99,500 Price Change 12 DOM
12. 2026-06-02
    pricestatusdays on market $99,500 Price Change 11 DOM
13. 2026-06-01
    days on market $110,000 New 10 DOM
14. 2026-05-31
    days on market $110,000 New 9 DOM
15. 2026-05-02
    historical
16. 2026-02-08
    price $145,000
17. 2025-10-02
    price $150,000
18. 2025-07-31
    status Back on Market
19. 2025-05-02
    historical
20. 2024-11-14
    price $169,000
21. 2024-07-17
    price $179,000
22. 2024-07-17
    price $184,000
23. 2024-05-09
    listed $189,000 New
24. 2005-12-19
    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: $3,467 · $289/mo
• Projected year-2 tax: $3,467 · $289/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,041
• − Mortgage interest: −$5,574
• − Property taxes: −$3,467
• − Insurance: −$498
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,895
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,785/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

-23.3% since first listed

10 events — show timeline

• 2026-05-02 Listing Removed — LERA
• 2026-02-08 Price Changed $145,000 LERA
• 2025-10-02 Price Changed $150,000 LERA
• 2025-07-31 Relisted — LERA
• 2025-05-02 Listing Removed — LERA
• 2024-11-14 Price Changed $169,000 LERA
• 2024-07-17 Price Changed $179,000 LERA
• 2024-07-17 Price Changed $184,000 LERA
• 2024-05-09 Listed $189,000 LERA
• 2005-12-19 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $3,467 · -4.0% YoY. Source: county tax records.