215 Monclova · San Antonio, TX 78207

$109,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 200 Days on market

Built 1911 1,742 sqft lot $143/sqft · at area comps Est $120k · 9% under

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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).

• Cash flow +18.8/30.0
• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Located in San Antonio, this property offers an opportunity for buyers looking for alternative financing options. The seller is open to owner-to-owner financing, providing added flexibility for the right buyer. For details about the financing terms or to request additional information.

Key facts

• 1,742 sq ft lot
• Garage
• Built 1911

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Rents rising fast (+7.7%/yr); 165 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); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 42% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($760 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 + 7.7% 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 200 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1911 — 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $120,369
• List price: $109,900
• Delta: -8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Peche	0.30mi	3/1.0 (+1)	709 (-8%)	7mo	$40,000	$56	62
2105 W Salinas St	0.26mi	2/1.0	840 (+9%)	16mo	$130,000	$155	59
715 Lombrano	0.58mi	3/1.0 (+1)	840 (+9%)	10mo	$65,000	$77	44
826 Lombrano	0.61mi	3/1.0 (+1)	840 (+9%)	9mo	$109,999	$131	43
1319 N Trinity St	0.46mi	2/1.0	684 (-11%)	21mo	$81,000	$118	43
1507 Leal St	0.73mi	3/1.0 (+1)	818 (+6%)	16mo	$65,000	$79	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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.36×
• Total profit: $72,540
• Equity at exit: $99,007

10-year hold

• IRR: 26.9%
• Equity multiple: 8.21×
• Total profit: $221,857
• Equity at exit: $213,512

Cash invested: $30,772 (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

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,123 high
• Mortgage (P&I): −$576
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $111

Break-even live

Break-even rent $983

Max offer price $109,900

Occupancy floor 85%

Sensitivity live

Price	-10% $173	-5% $142	+0% $111	+5% $80	+10% $49
Rent	-10% $22	-5% $66	+0% $111	+5% $155	+10% $200
Rate	-1.0pp $166	-0.5pp $139	base $111	+0.5pp $82	+1.0pp $53

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.20mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	25d	1	0.24mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.33mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.34mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	0.40mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	0.44mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	0.60mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.62mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	0.64mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	3d	1	0.64mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	0.64mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	18d	1	0.64mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	44d	1	0.64mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	44d	1	0.67mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	11d	1	0.67mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.75mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	0.75mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	25d	1	0.78mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.79mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	0.80mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.81mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	44d	1	0.85mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.85mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	44d	1	0.88mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.92mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	13d	1	0.94mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	44d	1	0.98mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.01mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	4d	1	1.05mi
831 N Flores St Unit 3114 San Antonio, TX	1.0	1.0	800	$1,500	$1.88	25d	1	1.08mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	44d	1	1.08mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	1.08mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	3d	14	1.10mi
1137 W Ashby Pl Unit 6 San Antonio, TX	1.0	1.0	800	$799	$1.00	44d	1	1.13mi
125 Hess St Unit 202 San Antonio, TX	2.0	1.0	800	$1,600	$2.00	44d	1	1.21mi
1026 W French Pl #3 San Antonio, TX	1.0	1.0	700	$825	$1.18	21d	1	1.21mi
1020 W French Pl San Antonio, TX	1.0	1.0	660	$1,050	$1.59	25d	1	1.21mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	1.22mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	3d	2	1.22mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	18d	2	1.22mi

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 200 DOM
2. 2026-06-18
   days on market $109,900 Active 197 DOM
3. 2026-06-17
   days on market $109,900 Active 196 DOM
4. 2026-06-16
   days on market $109,900 Active 195 DOM
5. 2026-06-15
   days on market $109,900 Active 194 DOM
6. 2026-06-13
   days on market $109,900 Active 192 DOM
7. 2026-06-09
   days on market $109,900 Active 188 DOM
8. 2026-06-08
   days on market $109,900 Active 187 DOM
9. 2026-06-07
   days on market $109,900 Active 186 DOM
10. 2026-06-04
    days on market $109,900 Active 183 DOM
11. 2026-06-03
    days on market $109,900 Active 182 DOM
12. 2026-06-02
    days on market $109,900 Active 181 DOM
13. 2026-06-01
    days on market $109,900 Active 180 DOM
14. 2026-05-31
    days on market $109,900 Active 179 DOM
15. 2025-12-03
    listed $109,900 New 286-char remark

    Show marketing remark (286 chars)

    Located in San Antonio, this property offers an opportunity for buyers looking for alternative financing options. The seller is open to owner-to-owner financing, providing added flexibility for the right buyer. For details about the financing terms or to request additional information.

16. 2025-11-05
    soldstatus Sold 412-char remark

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

17. 2025-11-05
    soldstatus

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

18. 2025-08-19
    status Pending 412-char remark

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

19. 2025-07-31
    historical Active Option 412-char remark

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

20. 2025-06-18
    price $65,000 412-char remark

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

21. 2025-05-17
    listed $75,000 New 412-char remark

    Show marketing remark (412 chars)

    Charming 3-bedroom, 1-bath home located on a quiet dead-end street just minutes from downtown San Antonio. Situated in the established Prospect Hill subdivision, this property offers convenient access to major highways, shopping, and dining. Home needs renovation-great potential for investors or buyers looking to add value. Don't miss this opportunity in a growing area with strong rental and resale potential!

22. 1977-03-01
    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: $1,855 · $155/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$156/yr (+$13/mo · 8.4%)

ⓘ 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: $13,482
• − Mortgage interest: −$6,156
• − Property taxes: −$1,855
• − Insurance: −$550
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,197
• Taxable loss: −$434
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,434/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+46.5% since first listed

8 events — show timeline

• 2025-12-03 Listed $109,900 LERA
• 2025-11-05 Sold (MLS) — LERA
• 2025-11-05 Sold (Public Records) — Public Records
• 2025-08-19 Pending — LERA
• 2025-07-31 Contingent — LERA
• 2025-06-18 Price Changed $65,000 LERA
• 2025-05-17 Listed $75,000 LERA
• 1977-03-01 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,855 · +0.0% YoY. Source: county tax records.