1910 E Houston St - Bldg.4 · San Antonio, TX 78202

$294,000

3 bd · 3.0 ba · 1,750 sqft · SingleFamily · 331 Days on market

Built 2022 Good condition 2,395 sqft lot $168/sqft · 25% below area Est $392k · 25% under ↓ 35% since listing

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Why this score? — see what drove the D+ 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
• Appreciation +10.0/10.0
• Cash flow +6.5/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +1.6/10.0
• Schools +1.6/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Modern 3-Bedroom Home in Dignowitty Hill with Downtown Views! Discover modern living in the heart of San Antonio's vibrant East Side! Built in 2022 and never lived in, this 3-bedroom, 3-bathroom home offers the perfect blend of style, comfort, and convenience. Featuring Hardie plank siding and an architectural composition roof, the home is built for lasting quality. Inside, the first floor showcases stained concrete floors for a sleek, low-maintenance finish, while the second floor offers cozy carpeted bedrooms. The custom cabinetry and quartz countertops create a designer kitchen perfect for entertaining. The home's spacious rooms and thoughtful layout maximize comfort, while the second-floor balcony delivers stunning downtown views. Equipped with central AC and smart-home ready technology, this property is move-in ready for today's lifestyle. Additional highlights include off-street parking and a prime location just minutes from downtown San Antonio, Pearl, and all the city's cultural and dining destinations. Don't miss your chance to own a modern home in one of San Antonio's fastest-growing neighborhoods-schedule your showing today!

Key facts

• Custom cabinetry
• Hardie plank siding
• Quartz countertops

Tags

• DOWNTOWN VIEWS
• HARDIE PLANK SIDING
• ARCHITECTURAL COMPOSITION ROOF
• STAINED CONCRETE FLOORS
• CUSTOM CABINETRY
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $294k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-501 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (34.1% below list).
• Recommended offer: $194k (34.1% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Bowden Academy (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 477 students, 94% FRL, charter); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 322 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,938/mo this rent would consume 49% of the median local household income ($47k/yr) (locally 18% 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 $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask is 11660% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,760 (34.1% 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 331 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.30%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $391,594
• List price: $294,000
• Delta: -24.92%
• 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
1119 Dawson St	0.21mi	3/2.5	1,867 (+7%)	0mo	$495,000	$265	77
1204 Center St	0.39mi	3/2.0	1,715 (-2%)	3mo	$334,000	$195	72
700 Dawson	0.33mi	3/2.0	1,844 (+5%)	1mo	$179,900	$98	71
824 N Pine St	0.36mi	3/2.0	1,665 (-5%)	2mo	$425,000	$255	69
926 Nolan St	0.19mi	3/2.5	1,562 (-11%)	4mo	$305,000	$195	68
1502 Nolan St	0.39mi	3/2.0	1,625 (-7%)	5mo	$345,000	$212	61
423 N Mesquite St	0.44mi	3/2.5	1,925 (+10%)	5mo	$399,990	$208	57
1323 Nolan	0.33mi	3/2.0	1,550 (-11%)	6mo	$349,000	$225	56
1107 Burnet	0.30mi	3/1.0	1,514 (-14%)	1mo	$129,500	$86	55
915 Saint James	0.51mi	3/2.0	1,491 (-15%)	6mo	$311,500	$209	42
1448 Montana	0.69mi	4/3.0 (+1)	1,562 (-11%)	6mo	$309,900	$198	40
1415 Lamar St	0.71mi	3/2.0	1,515 (-13%)	4mo	$325,000	$215	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.68×
• Total profit: $138,476
• Equity at exit: $264,858

10-year hold

• IRR: 19.7%
• Equity multiple: 6.57×
• Total profit: $458,311
• Equity at exit: $571,177

Cash invested: $82,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 79 active · 27 under contract
• Months of supply: 17.6 mo (6%/mo absorbed)
• Median asking: $318,000 ($200/sqft)
• Median days on market: 118 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +11.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 322
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$368 /mo · $4,410/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-501

Break-even live

Break-even rent $2,572

Max offer price $221,495

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-399	+0% $-501	+5% $-603	+10% $-704
Rent	-10% $-654	-5% $-578	+0% $-501	+5% $-425	+10% $-348
Rate	-1.0pp $-353	-0.5pp $-426	base $-501	+0.5pp $-577	+1.0pp $-655

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: $73,500
• Closing costs: $8,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 Dawson St San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	10d	1	0.11mi
1025 Dawson St San Antonio, TX	3.0	2.0	1719	$2,195	$1.28	10d	1	0.12mi
1022 Nolan St San Antonio, TX	3.0	3.0	1610	$2,075	$1.29	25d	1	0.17mi
1022 Nolan St San Antonio, TX	3.0	3.0	1610	$1,995	$1.24	10d	1	0.17mi
1121 E Crockett St San Antonio, TX	3.0	2.0	1670	$2,195	$1.31	107d	1	0.18mi
804 Dawson St San Antonio, TX	4.0	3.0	1993	$2,150	$1.08	88d	1	0.23mi
1212 Nolan St San Antonio, TX	3.0	2.0	1302	$1,850	$1.42	119d	1	0.24mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$1,825	$1.09	10d	1	0.24mi
711 N Palmetto San Antonio, TX	3.0	2.0	1371	$2,000	$1.46	1d	1	0.24mi
711 N Palmetto San Antonio, TX	3.0	2.0	1371	$2,000	$1.46	88d	1	0.24mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,695	$0.90	9d	1	0.26mi
1219 Nolan St San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	55d	1	0.27mi
618 Saint James San Antonio, TX	4.0	3.0	1609	$1,850	$1.15	10d	1	0.33mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,597	$0.87	29d	1	0.34mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,597	$0.87	27d	1	0.34mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,597	$0.87	123d	1	0.34mi
802 N Olive St San Antonio, TX	3.0	2.0	1815	$2,500	$1.38	112d	1	0.35mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	10d	1	0.37mi
913 Hays St San Antonio, TX	2.0	2.0	1400	$2,095	$1.50	2d	1	0.37mi
423 N Mesquite St San Antonio, TX	3.0	2.5	1925	$1,750	$0.91	153d	1	0.42mi
811 Montana St #1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	28d	1	0.43mi
811 Montana St #1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	10d	1	0.43mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	184d	1	0.43mi
811 Montana St #2102 San Antonio, TX	3.0	2.5	1647	$2,700	$1.64	10d	1	0.43mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,450	$1.01	134d	1	0.46mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	164d	1	0.46mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,350	$1.30	88d	1	0.48mi
130 N Swiss #101 San Antonio, TX	3.0	3.5	1655	$1,995	$1.21	10d	1	0.48mi
112 Dreiss St San Antonio, TX	3.0	2.0	1527	$2,040	$1.34	109d	1	0.48mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	10d	1	0.48mi
1013 N Palmetto San Antonio, TX	3.0	2.0	1403	$1,595	$1.14	43d	1	0.50mi
515 Nolan St San Antonio, TX	4.0	2.0	1928	$3,500	$1.82	184d	1	0.50mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,295	$0.81	74d	1	0.50mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,295	$0.81	10d	1	0.50mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,450	$1.18	134d	1	0.53mi
2246 E Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	112d	1	0.53mi
2246 E Houston St San Antonio, TX	4.0	3.0	1654	$2,000	$1.21	9d	1	0.53mi
225 S Pine St #202 San Antonio, TX	3.0	2.5	1996	$2,900	$1.45	10d	1	0.53mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	10d	1	0.53mi
1021 N Palmetto San Antonio, TX	4.0	2.5	1971	$2,500	$1.27	134d	1	0.53mi

Listing history 50 events

1. 2026-08-31
   days on market $294,000 Active 331 DOM
2. 2026-08-30
   days on market $294,000 Active 330 DOM
3. 2026-08-29
   days on market $294,000 Active 329 DOM
4. 2026-08-28
   days on market $294,000 Active 328 DOM
5. 2026-08-27
   days on market $294,000 Active 327 DOM
6. 2026-08-26
   days on market $294,000 Active 326 DOM
7. 2026-08-25
   days on market $294,000 Active 325 DOM
8. 2026-08-24
   days on market $294,000 Active 324 DOM
9. 2026-08-23
   days on market $294,000 Active 323 DOM
10. 2026-08-22
    days on market $294,000 Active 322 DOM
11. 2026-08-21
    days on market $294,000 Active 321 DOM
12. 2026-08-20
    days on market $294,000 Active 320 DOM
13. 2026-08-19
    days on market $294,000 Active 319 DOM
14. 2026-08-18
    days on market $294,000 Active 318 DOM
15. 2026-08-17
    days on market $294,000 Active 317 DOM
16. 2026-08-16
    days on market $294,000 Active 316 DOM
17. 2026-08-15
    days on market $294,000 Active 315 DOM
18. 2026-08-14
    days on market $294,000 Active 314 DOM
19. 2026-08-13
    days on market $294,000 Active 313 DOM
20. 2026-08-11
    days on market $294,000 Active 311 DOM
21. 2026-08-10
    days on market $294,000 Active 310 DOM
22. 2026-08-09
    days on market $294,000 Active 309 DOM
23. 2026-08-08
    days on market $294,000 Active 308 DOM
24. 2026-08-06
    days on market $294,000 Active 306 DOM
25. 2026-08-05
    days on market $294,000 Active 305 DOM
26. 2026-08-04
    days on market $294,000 Active 304 DOM
27. 2026-08-03
    days on market $294,000 Active 303 DOM
28. 2026-07-31
    days on market $294,000 Active 300 DOM
29. 2026-07-30
    days on market $294,000 Active 299 DOM
30. 2026-07-30
    days on market $294,000 Active 298 DOM
31. 2026-07-28
    days on market $294,000 Active 297 DOM
32. 2026-07-26
    days on market $294,000 Active 295 DOM
33. 2026-07-24
    days on market $294,000 Active 293 DOM
34. 2026-07-23
    days on market $294,000 Active 292 DOM
35. 2026-07-22
    days on market $294,000 Active 291 DOM
36. 2026-07-21
    days on market $294,000 Active 290 DOM
37. 2026-07-20
    days on market $294,000 Active 289 DOM
38. 2026-07-18
    days on market $294,000 Active 287 DOM
39. 2026-07-18
    days on market $294,000 Active 286 DOM
40. 2026-07-16
    days on market $294,000 Active 285 DOM
41. 2026-07-15
    days on market $294,000 Active 284 DOM
42. 2026-07-14
    days on market $294,000 Active 283 DOM
43. 2026-07-13
    days on market $294,000 Active 282 DOM
44. 2026-07-13
    days on market $294,000 Active 281 DOM
45. 2026-07-11
    days on market $294,000 Active 280 DOM
46. 2026-07-10
    days on market $294,000 Active 279 DOM
47. 2026-07-09
    days on market $294,000 Active 278 DOM
48. 2026-07-07
    days on market $294,000 Active 276 DOM
49. 2026-07-06
    days on market $294,000 Active 275 DOM
50. 2026-07-05
    days on market $294,000 Active 274 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥108°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,251
• − Mortgage interest: −$16,469
• − Property taxes: −$4,410
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$8,553
• Taxable loss: −$11,370
• Est. tax savings @ 24.0%: +$2,729
• After-tax cash flow: $-3,284/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,750–$26,250 screening

This modern 3-bedroom home in Dignowitty Hill offers a good condition with no major repairs needed. It's move-in ready with a good curb appeal and interior condition.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Painting exterior and interior walls — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Landscaping and irrigation system — A well-maintained landscape can increase property value and attract potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 16/100

Zoned Schools

Elementary Bowden Academy F TX #4,127/4,322 Nat'l #37,303/41,679 High Brackenridge H S F TX #1,436/1,632 Nat'l #14,713/17,239

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

A Composite livability gradescore 80/100

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 · 2,336,851 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Languages at home: 59% English-only · Spanish 41%

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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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-35.0% since first listed

17 events — show timeline

• 2026-04-03 Price Changed $299,000 LERA
• 2026-02-27 Price Changed $314,900 LERA
• 2025-11-30 Listed for Rent $2,500 SABOR
• 2025-11-20 Price Changed $319,900 LERA
• 2025-11-04 Price Changed $324,900 LERA
• 2025-10-04 Listed $329,900 LERA
• 2025-01-22 Listing Removed — LERA
• 2024-06-27 Listed $400,000 LERA
• 2023-07-01 Listing Removed — LERA
• 2023-02-27 Price Changed $385,000 LERA
• 2023-01-23 Price Changed $389,900 LERA
• 2023-01-23 Price Changed $387,500 LERA
• 2022-08-24 Price Changed $434,900 LERA
• 2022-08-12 Price Changed $439,900 LERA
• 2022-07-28 Price Changed $399,900 LERA
• 2022-07-28 Price Changed $449,900 LERA
• 2022-06-02 Listed $459,900 LERA