211 Robeson Ave · San Antonio, TX 78220

$110,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 30 Days on market

Built 1953 7,274 sqft lot Est $180k · 39% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.6/10.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

Key facts

• Updated electrical
• Fully replaced hvac
• New ductwork

Tags

• NEW DOUBLE-PANE WINDOWS
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• FULLY REPLACED HVAC
• NEW DUCTWORK
• FRAMED AND PLUMBED SPACE

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• HOA & community: Located in Lincolnshire/Willow Park subdivision

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Approximately 73 years old
• Construction: Composition roof
• Exterior features: Partial fence; Mature trees; Siding exterior

Interior

• Kitchen: Kitchen 10 x 11
• Bedrooms: Master bedroom 15 x 14 (on lower level; other features—see remarks); Second bedroom 12 x 23; Third bedroom 12 x 11
• Flooring: Wood flooring; Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Other heating (see remarks); Other A/C (see remarks)
• Interior features: Washer and dryer connections; Electric water heater; City garbage service; Single living area; All bedrooms located downstairs; Laundry on main level
• Laundry & utility: Washer connection; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• 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: Dorie Miller El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 326 students, 97% FRL); Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 116 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.5% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1953 — 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 $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.26% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Jemison St	0.23mi	3/2.0	1,216 (+1%)	7mo	$190,000	$156	78
2846 Wyoming St	0.42mi	3/2.0	1,255 (+5%)	1mo	$185,000	$147	68
1210 S Walters	0.66mi	3/1.0	1,203 (+0%)	2mo	$75,000	$62	67
370 Sterling	0.51mi	3/1.0	1,155 (-4%)	5mo	$105,000	$91	66
515 South Grimes	0.51mi	3/2.0	1,155 (-4%)	3mo	$239,000	$207	64
3006 Martin Luther King	0.36mi	3/2.0	1,275 (+6%)	7mo	$199,999	$157	63
230 Corliss	0.46mi	3/1.5	1,296 (+8%)	5mo	$189,900	$147	59
237 Corliss	0.49mi	3/2.0	1,296 (+8%)	4mo	$195,000	$150	57
2006 Virginia	0.65mi	3/1.0	1,098 (-8%)	3mo	$169,000	$154	53
511 Cooper	0.74mi	3/2.0	1,176 (-2%)	7mo	$145,000	$123	52
771 Yucca	0.53mi	4/1.0 (+1)	1,094 (-9%)	7mo	$142,500	$130	50
623 Belmont	0.71mi	3/2.0	1,355 (+13%)	0mo	$230,000	$170	41

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.10×
• Total profit: $64,809
• Equity at exit: $99,097

10-year hold

• IRR: 22.6%
• Equity multiple: 6.80×
• Total profit: $178,590
• Equity at exit: $213,706

Cash invested: $30,800 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$577
• Tax from tax record: −$348 /mo · $4,174/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $128

Break-even live

Break-even rent $1,228

Max offer price $110,000

Occupancy floor 86%

Sensitivity live

Price	-10% $190	-5% $159	+0% $128	+5% $96	+10% $65
Rent	-10% $18	-5% $73	+0% $128	+5% $182	+10% $237
Rate	-1.0pp $183	-0.5pp $155	base $128	+0.5pp $99	+1.0pp $70

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	3d	1	0.21mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	23d	1	0.29mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	45d	1	0.29mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$973	$1.09	0d	1	0.37mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	25d	1	0.40mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	45d	1	0.44mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	45d	1	0.44mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	19d	1	0.46mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	6d	1	0.57mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	45d	1	0.57mi
406 Como St San Antonio, TX	3.0	1.5	1278	$1,350	$1.06	45d	1	0.58mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	0d	1	0.59mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	6d	1	0.60mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	45d	1	0.61mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	45d	1	0.61mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	45d	1	0.66mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	6d	1	0.68mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	25d	1	0.69mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	45d	1	0.69mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	16d	1	0.69mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	16d	1	0.70mi
455 Lincolnshire Dr San Antonio, TX	2.0	1.0	768	$925	$1.20	22d	1	0.70mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	45d	1	0.72mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	25d	1	0.73mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	14d	1	0.74mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	25d	1	0.77mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	45d	1	0.77mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	23d	1	0.80mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	45d	1	0.81mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	6d	1	0.82mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	25d	1	0.82mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,135	$1.25	0d	1	0.86mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,350	$1.49	0d	1	0.87mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	25d	1	0.87mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,165	$1.23	0d	1	0.92mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	16d	1	0.93mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	25d	1	0.93mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	25d	1	0.94mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	45d	1	0.96mi
574 Morningview Dr San Antonio, TX	3.0	2.0	1298	$1,499	$1.15	0d	1	0.97mi

Listing history 22 events

1. 2026-06-21
   days on market $110,000 Active 30 DOM
2. 2026-06-18
   days on market $110,000 Active 27 DOM
3. 2026-06-18
   status $110,000 Active 26 DOM
4. 2026-06-17
   days on market $110,000 Price Change 26 DOM
5. 2026-06-16
   days on market $110,000 Price Change 25 DOM
6. 2026-06-15
   days on market $110,000 Price Change 24 DOM
7. 2026-06-13
   days on market $110,000 Price Change 22 DOM
8. 2026-06-09
   days on market $110,000 Price Change 18 DOM
9. 2026-06-08
   days on market $110,000 Price Change 17 DOM
10. 2026-06-08
    pricestatus $110,000 Price Change 16 DOM
11. 2026-06-07
    days on market $125,000 Active 16 DOM
12. 2026-06-04
    days on market $125,000 Active 13 DOM
13. 2026-06-03
    days on market $125,000 Active 12 DOM
14. 2026-06-02
    statusdays on market $125,000 Active 11 DOM
15. 2026-06-01
    days on market $125,000 New 10 DOM
16. 2026-05-31
    days on market $125,000 New 9 DOM
17. 2026-05-22
    listed $125,000 New
18. 2022-11-28
    historical 125-char remark

    Show marketing remark (125 chars)

    The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

19. 2022-11-28
    soldstatus

    Show marketing remark (125 chars)

    The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

20. 2022-11-23
    soldstatus Sold 125-char remark

    Show marketing remark (125 chars)

    The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

21. 2022-11-13
    status Pending SB 125-char remark

    Show marketing remark (125 chars)

    The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

22. 2022-11-01
    listed $75,000 New 125-char remark

    Show marketing remark (125 chars)

    The perfect investment opportunity. This house have 3 bedroom 1 bathroom. It can be fixed and remodeled the way you want it.

ⓘ 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: $4,174 · $348/mo
• Projected year-2 tax: $4,174 · $348/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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,678
• − Mortgage interest: −$6,162
• − Property taxes: −$4,174
• − Insurance: −$550
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$3,200
• Taxable loss: −$76
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,548/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+66.7% since first listed

6 events — show timeline

• 2026-05-22 Listed $125,000 LERA
• 2022-11-28 Listing Removed — LERA
• 2022-11-28 Sold (Public Records) — Public Records
• 2022-11-23 Sold (MLS) — LERA
• 2022-11-13 Pending — LERA
• 2022-11-01 Listed $75,000 LERA

Property tax history

+9.8%/yr

Latest (2025): $4,174 · -0.9% YoY. Source: county tax records.