1119 King Ave · San Antonio, TX 78211

$65,000

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 26 Days on market

Built 1952 7,418 sqft lot

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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
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

This house needs a full rehab. It's located in the very back of the lot with it's own ally entrance. It would make a great ADU unit if fixed up, and there's plenty of room in front to build a main house on the lot. This is the worst house in the neighborhood, which means it has plenty of potential to increase in value.

Key facts

• Great adu unit
• Own ally entrance
• Plenty of room

Tags

• OWN ALLY ENTRANCE
• GREAT ADU UNIT
• PLENTY OF ROOM

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Located in the Quintana Road subdivision

Exterior

• Utilities: City water and sewer
• Home design: Wood exterior; Pre-owned; Approximate age: 74 years
• Construction: Slab foundation; Other roof type (see remarks)
• Exterior features: Chain link fence; Front faces north

Interior

• Kitchen: Kitchen approximately 12 x 16
• Bedrooms: Master bedroom approximately 12 x 14 with additional features (see remarks); Second bedroom approximately 11 x 12
• Flooring: Other flooring (see remarks)
• Bathrooms: One full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Single living area; Ground level / no steps; Some window coverings remain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Miguel Carrillo Jr El (math 12% / reading 12%, grade F, #4,207 of 4,322 statewide, top 98%, 277 students, 98% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 95% FRL vs 42% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $157 of equity ($449 loan paydown + $-292 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago 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 5.0% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 2.02% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $182,784
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Price	0.31mi	3/2.0 (+1)	1,550 (-5%)	8mo	$99,000	$64	61
867 Price	0.29mi	3/2.0 (+1)	1,475 (-10%)	1mo	$165,000	$112	61

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: 25.7%
• Equity multiple: 2.22×
• Total profit: $22,253
• Equity at exit: $17,427

10-year hold

• IRR: 30.2%
• Equity multiple: 4.28×
• Total profit: $59,631
• Equity at exit: $19,827

Cash invested: $18,200 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$271 /mo · $3,250/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $398

Break-even live

Break-even rent $809

Max offer price $65,000

Occupancy floor 65%

Sensitivity live

Price	-10% $633	-5% $610	+0% $398	+5% $380	+10% $362
Rent	-10% $295	-5% $347	+0% $398	+5% $450	+10% $502
Rate	-1.0pp $431	-0.5pp $415	base $398	+0.5pp $382	+1.0pp $364

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	45d	1	0.88mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	1.18mi

Listing history 19 events

1. 2026-06-21
   days on market $65,000 Active 26 DOM
2. 2026-06-18
   days on market $65,000 Active 23 DOM
3. 2026-06-17
   days on market $65,000 Active 22 DOM
4. 2026-06-16
   days on market $65,000 Active 21 DOM
5. 2026-06-15
   days on market $65,000 Active 20 DOM
6. 2026-06-13
   days on market $65,000 Active 18 DOM
7. 2026-06-09
   days on market $65,000 Active 14 DOM
8. 2026-06-08
   days on market $65,000 Active 13 DOM
9. 2026-06-07
   statusdays on market $65,000 Active 12 DOM
10. 2026-06-04
    days on market $65,000 New 9 DOM
11. 2026-06-03
    days on market $65,000 New 8 DOM
12. 2026-06-02
    days on market $65,000 New 7 DOM
13. 2026-06-01
    days on market $65,000 New 6 DOM
14. 2026-05-31
    days on market $65,000 New 5 DOM
15. 2026-05-26
    listed $65,000 New
16. 2025-09-26
    soldstatus
17. 2025-06-30
    soldstatus
18. 2010-10-27
    historical
19. 2010-09-16
    listed $35,000

ⓘ 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: $3,250 · $271/mo
• Projected year-2 tax: $3,250 · $271/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,755
• − Mortgage interest: −$3,641
• − Property taxes: −$3,250
• − Insurance: −$325
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$1,891
• Taxable income: $4,128
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $3,791/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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

+85.7% since first listed

5 events — show timeline

• 2026-05-26 Listed $65,000 LERA
• 2025-09-26 Sold (Public Records) — Public Records
• 2025-06-30 Sold (Public Records) — Public Records
• 2010-10-27 Listing Removed — LERA
• 2010-09-16 Listed $35,000 LERA

Property tax history

+7.1%/yr

Latest (2025): $3,250 · -0.8% YoY. Source: county tax records.