123 Parmly · San Antonio, TX 78211

$115,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 41 Days on market

Built 1951 601 sqft lot Est $142k · 19% under ↓ 18% 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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• 1% rule +4.9/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Welcome to 123 Parmly, a charming and well-maintained single-story home that perfectly balances classic character with modern updates, making it an ideal entry point for a first-time homebuyer or a savvy addition to a rental portfolio. This inviting residence features original hardwood floors throughout the main living areas, updated windows that flood the space with natural light, and a beautifully refreshed kitchen boasting a modern backsplash, stainless steel appliances, and ample cabinet storage. The bathroom has been tastefully updated with a walk-in tiled shower, and the functional layout provides comfortable living and dining spaces. Outside, the property offers an extended driveway

Key facts

• Walk-in tiled shower
• Detached structure
• Extended driveway

Tags

• EXTENDED DRIVEWAY
• UPDATED KITCHEN
• WALK-IN TILED SHOWER
• GENEROUSLY SIZED BACKYARD
• DETACHED STRUCTURE
• COVERED PATIO AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (1.0% below list).
• Recommended offer: $109k (5.0% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $279 of equity ($795 loan paydown + $-516 appreciation (-0.5% local appreciation)).
• 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 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,277 (5.0% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.99% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.21%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $142,416
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Parmly	0.00mi	2/1.0 (-1)	1,032 (0%)	1mo	$115,000	$111	94
3407 La Violeta	0.55mi	3/1.0	1,020 (-1%)	3mo	$140,000	$137	70
1948 W Mayfield	0.22mi	2/1.0 (-1)	943 (-9%)	10mo	$110,000	$117	62
3206 La Rosa	0.69mi	3/2.0	1,080 (+5%)	2mo	$179,000	$166	54
647 Mclaughlin Ave	0.13mi	3/2.0	1,176 (+14%)	15mo	$159,000	$135	54
519 Price	0.32mi	3/4.0	910 (-12%)	3mo	$160,000	$176	51
3538 Gracie	0.45mi	3/1.5	1,155 (+12%)	13mo	$159,000	$138	46
611 King Ave	0.57mi	3/2.0	897 (-13%)	10mo	$120,000	$134	39
3514 Gracie St	0.47mi	2/1.0 (-1)	912 (-12%)	19mo	$169,000	$185	38
238 Price Ave	0.72mi	3/2.0	1,128 (+9%)	13mo	$275,000	$244	36
3214 La Rosa	0.69mi	3/1.0	1,152 (+12%)	16mo	$210,000	$182	36

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: -5.3%
• Equity multiple: 0.76×
• Total profit: $-7,732
• Equity at exit: $30,833

10-year hold

• IRR: 1.1%
• Equity multiple: 1.11×
• Total profit: $3,447
• Equity at exit: $35,078

Cash invested: $32,200 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$603
• Tax from tax record: −$281 /mo · $3,372/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-32

Break-even live

Break-even rent $1,180

Max offer price $109,277

Occupancy floor 98%

Sensitivity live

Price	-10% $33	-5% $0	+0% $-32	+5% $-65	+10% $-97
Rent	-10% $-122	-5% $-77	+0% $-32	+5% $13	+10% $58
Rate	-1.0pp $26	-0.5pp $-3	base $-32	+0.5pp $-62	+1.0pp $-93

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3632 SW Military Dr #13 San Antonio, TX	3.0	1.5	850	$1,115	$1.31	23d	1	0.26mi
3632 SW Military Dr Unit 14 San Antonio, TX	2.0	1.0	700	$915	$1.31	23d	1	0.26mi
3632 SW Military Dr #2 San Antonio, TX	3.0	2.0	900	$995	$1.11	45d	1	0.28mi
838 King Ave San Antonio, TX	3.0	2.0	1008	$1,250	$1.24	25d	1	0.36mi
518 Briggs St San Antonio, TX	2.0	1.0	740	$699	$0.94	18d	1	0.37mi
518 Briggs Ave Apt 401 San Antonio, TX	2.0	1.0	740	$699	$0.94	25d	1	0.37mi
151 Hopi St San Antonio, TX	2.0	1.0	850	$1,100	$1.29	45d	1	0.95mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	0d	40	1.03mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	45d	10	1.03mi
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	45d	1	1.11mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	1.13mi
2800 W Hutchins Pl Apt 710 San Antonio, TX	2.0	2.0	771	$983	$1.27	0d	1	1.35mi

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-18
   status Pending SB
3. 2026-04-02
   price $115,000
4. 2026-03-07
   listed $140,000 New
5. 2017-04-03
   soldstatus
6. 1978-03-01
   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: $3,372 · $281/mo
• Projected year-2 tax: $3,372 · $281/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 · 23 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: $13,665
• − Mortgage interest: −$6,442
• − Property taxes: −$3,372
• − Insurance: −$575
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$3,345
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $153/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

-17.9% since first listed

6 events — show timeline

• 2026-05-05 Pending — LERA
• 2026-04-18 Pending — LERA
• 2026-04-02 Price Changed $115,000 LERA
• 2026-03-07 Listed $140,000 LERA
• 2017-04-03 Sold (Public Records) — Public Records
• 1978-03-01 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,372 · +17.2% YoY. Source: county tax records.