944 Briscoe Aly · San Antonio, TX 78207-1737

$110,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 52 Days on market

Built 1928 4,356 sqft lot $108/sqft · 34% below area Est $166k · 34% 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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +5.0/10.0
• 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

Lots of potential in this home close to downtown and within walking distance to many businesses, restaurants, churches, and hospitals. It has a chain link fence and has a pad for parking. Small yard for easy maintenance and worry free. The property is sold as is.

Key facts

• Well sized kitchen
• One story home
• Covered patio

Tags

• ONE STORY HOME
• INCOME PRODUCING PROPERTY
• BRIGHT AIRY FLOOR PLAN
• WELL SIZED KITCHEN
• COVERED PATIO
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a potential short sale)
• Financial info: Down payment resources not available (No)
• HOA & community: Subdivision: Alazan Apache Courts; Subdivision legal name: Delgado S. to W. Martin SA

Exterior

• Utilities: Gas supplied by CPS; Electricity supplied by CPS; Water supplied by SAWS; Connected to water and sewer systems
• Home design: Pre-owned property; Cement fiber exterior; Other exterior (see remarks); Composition roof; Approximately 98 years old
• Construction: Cement fiber exterior; Composition roof
• Exterior features: Covered patio; Patio slab; Chain link fence; Mature trees; Level lot

Interior

• Kitchen: Kitchen (10 x 14); Stove/Range; Gas cooking
• Bedrooms: Master bedroom on lower level with ceiling fan (16 x 12); Bedroom 2 (15 x 12); Bedroom 3 (12 x 13)
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity (7 x 6)
• Heating & cooling: Electric heating; Window unit heating; 3+ window air conditioning units
• Interior features: Ceiling fans; Living/dining room combination; Ground level / no steps; Cable TV available; High-speed internet; All bedrooms downstairs; Laundry on main level; Washer connection; Dryer connection; Gas cooking; Electric water heater; Stove/Range
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; 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 $353 ($4k/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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Margil El (math 10% / reading 15%, grade F, #4,167 of 4,322 statewide, top 97%, 436 students, 97% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) 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: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.31% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (median comp): $166,007
• List price: $110,000
• Delta: -33.74%
• 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
1129 N Smith St	0.21mi	3/1.0	1,036 (+2%)	10mo	$170,000	$164	79
146 Eddie Wessley	0.26mi	3/1.0	1,041 (+2%)	12mo	$157,900	$152	75
117 Nesbit	0.55mi	3/2.0	1,043 (+2%)	1mo	$150,000	$144	66
823 N Trinity St	0.45mi	3/1.0	1,064 (+4%)	8mo	$129,000	$121	65
945 Delgado	0.70mi	3/1.0	987 (-3%)	7mo	$50,000	$51	56
1020 W Poplar St	0.39mi	2/1.0 (-1)	912 (-11%)	6mo	$168,500	$185	54
902 Ruiz	0.45mi	3/1.0	1,150 (+13%)	8mo	$105,000	$91	51
751 Rivas	0.60mi	2/1.0 (-1)	1,111 (+9%)	1mo	$110,000	$99	51
1114 W Myrtle	0.67mi	2/2.0 (-1)	1,080 (+6%)	1mo	$199,999	$185	49
1023 Monterey St	0.74mi	2/1.5 (-1)	967 (-5%)	1mo	$165,000	$171	49
1422 N Sabinas	0.69mi	2/1.0 (-1)	960 (-6%)	6mo	$99,000	$103	48
602 W Euclid Ave	0.69mi	2/1.0 (-1)	945 (-7%)	11mo	$220,000	$233	41

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.16×
• Total profit: $35,748
• Equity at exit: $49,461

10-year hold

• IRR: 21.6%
• Equity multiple: 4.11×
• Total profit: $95,849
• Equity at exit: $76,225

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 78207-1737

• Active inventory: 1
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$577
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $353

Break-even live

Break-even rent $992

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $415	-5% $384	+0% $353	+5% $322	+10% $290
Rent	-10% $239	-5% $296	+0% $353	+5% $409	+10% $466
Rate	-1.0pp $408	-0.5pp $381	base $353	+0.5pp $324	+1.0pp $295

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
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	0.11mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.32mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	0.33mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	0.33mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	0.33mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	0.33mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	25d	1	0.42mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	45d	1	0.49mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	45d	1	0.51mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.57mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	45d	1	0.59mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	0.63mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	0.66mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.71mi
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	45d	1	0.72mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	45d	1	0.72mi
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	25d	1	0.75mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	3d	14	0.78mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	3d	15	0.88mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.91mi
310 W Evergreen St #114 San Antonio, TX	3.0	2.5	1321	$2,000	$1.51	25d	1	0.94mi
408 Lewis St San Antonio, TX	2.0	2.5	1467	$2,500	$1.70	25d	1	0.95mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.95mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	3d	39	0.97mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	25d	1	0.98mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	45d	1	0.98mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	0.99mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	45d	1	0.99mi
125 Hess St Unit 202 San Antonio, TX	2.0	1.0	800	$1,600	$2.00	45d	1	0.99mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	1.00mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	45d	1	1.00mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	3d	85	1.05mi
1415 N Main Ave San Antonio, TX	1.0–3.0	1.0–3.0	980	$2,715	$2.77	11d	15	1.06mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	906	$2,150	$2.37	4d	12	1.06mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	818	$2,150	$2.63	3d	35	1.06mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.09mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	1.09mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	1.10mi
1311 W French Pl San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	25d	1	1.11mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	3d	101	1.11mi

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 52 DOM
2. 2026-06-18
   days on market $110,000 Active 49 DOM
3. 2026-06-17
   days on market $110,000 Active 48 DOM
4. 2026-06-16
   days on market $110,000 Active 47 DOM
5. 2026-06-15
   days on market $110,000 Active 46 DOM
6. 2026-06-13
   days on market $110,000 Active 44 DOM
7. 2026-06-09
   days on market $110,000 Active 40 DOM
8. 2026-06-08
   days on market $110,000 Active 39 DOM
9. 2026-06-07
   days on market $110,000 Active 38 DOM
10. 2026-06-04
    days on market $110,000 Active 35 DOM
11. 2026-06-03
    days on market $110,000 Active 34 DOM
12. 2026-06-02
    days on market $110,000 Active 33 DOM
13. 2026-06-01
    days on market $110,000 Active 32 DOM
14. 2026-05-31
    days on market $110,000 Active 31 DOM
15. 2026-05-01
    listed $110,000 New 856-char remark
16. 2011-01-12
    soldstatus 265-char remark

    Show marketing remark (265 chars)

    Lots of potential in this home close to downtown and within walking distance to many businesses, restaurants, churches, and hospitals. It has a chain link fence and has a pad for parking. Small yard for easy maintenance and worry free. The property is sold as is.

17. 2011-01-05
    historical 265-char remark

    Show marketing remark (265 chars)

    Lots of potential in this home close to downtown and within walking distance to many businesses, restaurants, churches, and hospitals. It has a chain link fence and has a pad for parking. Small yard for easy maintenance and worry free. The property is sold as is.

18. 2010-05-02
    listed $27,500 265-char remark

    Show marketing remark (265 chars)

    Lots of potential in this home close to downtown and within walking distance to many businesses, restaurants, churches, and hospitals. It has a chain link fence and has a pad for parking. Small yard for easy maintenance and worry free. The property is sold as is.

19. 2006-04-20
    soldstatus
20. 2005-04-14
    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: $1,934 · $161/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$79/yr (+$7/mo · 4.1%)

ⓘ 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 6/10 Major 77% 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: $17,263
• − Mortgage interest: −$6,162
• − Property taxes: −$1,934
• − Insurance: −$550
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,200
• Taxable income: $2,656
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,595/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+300.0% since first listed

6 events — show timeline

• 2026-05-01 Listed $110,000 LERA
• 2011-01-12 Sold (MLS) — LERA
• 2011-01-05 Listing Removed — LERA
• 2010-05-02 Listed $27,500 LERA
• 2006-04-20 Sold (Public Records) — Public Records
• 2005-04-14 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,934 · +10.0% YoY. Source: county tax records.