1033 Saldana · San Antonio, TX 78225

$98,000

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 80 Days on market

Built 1950 9,626 sqft lot $91/sqft · 39% below area Est $161k · 39% under ↓ 11% since listing

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Why this score? — see what drove the A- 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 +28.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

BUILDER/INVESTOR OPPORTUNITY: 75 FT FRONTAGE | R-4 ZONING | ADU POTENTIAL Maximize your investment with this rare triple-lot opportunity in 78225! 1033 Saldana St consists of three contiguous lots (Lots 17, 18, & 19) totaling approximately 75 feet of frontage and ~9,625 sq. ft. of land. DEVELOPMENT POTENTIAL: Per discussions with the City of San Antonio Development Services Department, the property may qualify for a Certificate of Determination, which could allow for construction of a SFR and potential accessory dwelling unit (ADU) without replatting, subject to City approval and buyer verification. PROPERTY HIGHLIGHTS: Flexible Footprint: Oversized site offers potential for a primary residence with secondary unit (buyer to verify). Zoning: R-4 Location: Minutes from Mission Reach, Southtown, and Downtown San Antonio The existing structure is considered a tear-down and is being sold AS-IS for land value and development potential. Buyer to independently verify zoning, platting, Certificate of Determination eligibility, building requirements, ADU regulations & requirements, lot dimensions, utilities, and all development feasibility with the City of San Antonio.

Key facts

• 9,626 sq ft lot
• Built 1950
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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.
• Market conditions: 36 active listings in the ZIP; 40 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 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($678 loan paydown + $4k appreciation (3.8% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 3.8% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.52% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 5.5

CMA / ARV

• ARV (median comp): $161,139
• List price: $98,000
• Delta: -39.18%
• 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
807 Eldorado	0.27mi	3/1.0	1,128 (+5%)	1mo	$160,000	$142	79
531 Cottonwood	0.44mi	3/1.0	1,044 (-3%)	5mo	$233,000	$223	71
119 Carroll	0.11mi	3/2.0	1,184 (+10%)	5mo	$228,900	$193	70
822 Glenn	0.14mi	3/1.0	1,220 (+13%)	5mo	$52,000	$43	67
606 Cottonwood	0.44mi	2/1.5 (-1)	1,049 (-2%)	4mo	$85,000	$81	65
319 Roslyn	0.40mi	3/2.0	1,150 (+7%)	3mo	$199,000	$173	64
346 Thompson	0.33mi	3/1.0	936 (-13%)	1mo	$77,000	$82	62
122 Hoover	0.56mi	2/1.0 (-1)	1,034 (-4%)	1mo	$170,000	$164	62
611 Rochambeau	0.73mi	3/2.0	1,060 (-2%)	6mo	$119,500	$113	54
307 Jennings	0.39mi	3/1.0	1,236 (+15%)	4mo	$129,000	$104	54
530 Kirk Pl	0.63mi	3/2.0	1,144 (+6%)	6mo	$215,000	$188	51
343 Hearne	0.64mi	3/1.5	1,156 (+7%)	7mo	$174,000	$151	50

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

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.33×
• Total profit: $36,379
• Equity at exit: $48,588

10-year hold

• IRR: 22.7%
• Equity multiple: 4.51×
• Total profit: $96,339
• Equity at exit: $78,605

Cash invested: $27,440 (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 78225

• Home prices YoY: 1.5%
• Active inventory: 36
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$514
• Tax from tax record: −$309 /mo · $3,703/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $317

Break-even live

Break-even rent $1,093

Max offer price $98,000

Occupancy floor 74%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	0.23mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	0.38mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	0.39mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	44d	1	0.48mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	44d	1	0.52mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	0.54mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	44d	1	0.61mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	0.64mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,635	$1.27	24d	1	0.65mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,620	$1.26	3d	1	0.65mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	0.71mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	24d	1	0.73mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	0.77mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	0.82mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	24d	1	0.84mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	24d	1	0.85mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	0.87mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	0.87mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	11d	1	0.89mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	0.92mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	0.92mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	0.94mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	11d	1	0.97mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	44d	1	0.98mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.98mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	11d	1	1.00mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	3d	1	1.00mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	24d	3	1.03mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	24d	1	1.04mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	1.07mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	20d	1	1.07mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.08mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	24d	1	1.16mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	1.18mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	24d	1	1.18mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	4d	1	1.19mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	18d	1	1.22mi
155 Oelkers San Antonio, TX	4.0	3.0	1500	$2,750	$1.83	3d	1	1.24mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	4d	1	1.28mi
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	3d	1	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $98,000 Active 80 DOM
2. 2026-06-17
   days on market $98,000 Active 79 DOM
3. 2026-06-16
   days on market $98,000 Active 78 DOM
4. 2026-06-15
   days on market $98,000 Active 77 DOM
5. 2026-06-13
   days on market $98,000 Active 75 DOM
6. 2026-06-09
   days on market $98,000 Active 71 DOM
7. 2026-06-08
   days on market $98,000 Active 70 DOM
8. 2026-06-07
   days on market $98,000 Active 69 DOM
9. 2026-06-04
   days on market $98,000 Active 66 DOM
10. 2026-06-03
    days on market $98,000 Active 65 DOM
11. 2026-06-02
    days on market $98,000 Active 64 DOM
12. 2026-06-01
    days on market $98,000 Active 63 DOM
13. 2026-05-31
    days on market $98,000 Active 62 DOM
14. 2026-03-30
    listed $98,000 New 1185-char remark

    Show marketing remark (1185 chars)

    BUILDER/INVESTOR OPPORTUNITY: 75 FT FRONTAGE | R-4 ZONING | ADU POTENTIAL Maximize your investment with this rare triple-lot opportunity in 78225! 1033 Saldana St consists of three contiguous lots (Lots 17, 18, & 19) totaling approximately 75 feet of frontage and ~9,625 sq. ft. of land. DEVELOPMENT POTENTIAL: Per discussions with the City of San Antonio Development Services Department, the property may qualify for a Certificate of Determination, which could allow for construction of a SFR and potential accessory dwelling unit (ADU) without replatting, subject to City approval and buyer verification. PROPERTY HIGHLIGHTS: Flexible Footprint: Oversized site offers potential for a primary residence with secondary unit (buyer to verify). Zoning: R-4 Location: Minutes from Mission Reach, Southtown, and Downtown San Antonio The existing structure is considered a tear-down and is being sold AS-IS for land value and development potential. Buyer to independently verify zoning, platting, Certificate of Determination eligibility, building requirements, ADU regulations & requirements, lot dimensions, utilities, and all development feasibility with the City of San Antonio.

15. 2026-03-30
    historical

    Show marketing remark (1185 chars)

    BUILDER/INVESTOR OPPORTUNITY: 75 FT FRONTAGE | R-4 ZONING | ADU POTENTIAL Maximize your investment with this rare triple-lot opportunity in 78225! 1033 Saldana St consists of three contiguous lots (Lots 17, 18, & 19) totaling approximately 75 feet of frontage and ~9,625 sq. ft. of land. DEVELOPMENT POTENTIAL: Per discussions with the City of San Antonio Development Services Department, the property may qualify for a Certificate of Determination, which could allow for construction of a SFR and potential accessory dwelling unit (ADU) without replatting, subject to City approval and buyer verification. PROPERTY HIGHLIGHTS: Flexible Footprint: Oversized site offers potential for a primary residence with secondary unit (buyer to verify). Zoning: R-4 Location: Minutes from Mission Reach, Southtown, and Downtown San Antonio The existing structure is considered a tear-down and is being sold AS-IS for land value and development potential. Buyer to independently verify zoning, platting, Certificate of Determination eligibility, building requirements, ADU regulations & requirements, lot dimensions, utilities, and all development feasibility with the City of San Antonio.

16. 2026-03-20
    status Back on Market
17. 2026-03-18
    historical Active Option
18. 2026-02-23
    status Back on Market
19. 2026-02-15
    historical Active Option
20. 2026-01-31
    price $98,000
21. 2025-11-28
    listed $110,000 New

ⓘ 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: $3,703 · $309/mo
• Projected year-2 tax: $3,703 · $309/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 · 20 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: $17,928
• − Mortgage interest: −$5,490
• − Property taxes: −$3,703
• − Insurance: −$490
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,851
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,197/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: 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

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): 13,104
• Household income: $46,955
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 381.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 41% White 5% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 13% · 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: ▲ 3.81%
• Current HPI: 264.2018
• 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

-10.9% since first listed

8 events — show timeline

• 2026-03-30 Listing Removed — LERA
• 2026-03-30 Listed $98,000 LERA
• 2026-03-20 Relisted — LERA
• 2026-03-18 Contingent — LERA
• 2026-02-23 Relisted — LERA
• 2026-02-15 Contingent — LERA
• 2026-01-31 Price Changed $98,000 LERA
• 2025-11-28 Listed $110,000 LERA

Property tax history

+6.6%/yr

Latest (2025): $3,703 · +10.0% YoY. Source: county tax records.