115 Glorietta · San Antonio, TX 78202

$160,000

3 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 166 Days on market

Built 1920 3,615 sqft lot $150/sqft · 42% below area Est $274k · 42% 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 +23.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This home offers the unique charm of the 1900's w high ceilings & tons of natural light. You will find original wood floors/walls/ceilings throughout the entire home. The living room leads you to an open dining area which then leads to the oversized kitchen. One of the 3 bedrooms that faces the front of the home can easily be converted to an office or 2nd living room. There are 2 front doors & 2 back doors. With the right contractor you could turn this City Gem into a duplex or AIRBNB (See city regs) From the front porch you will be amazed with the city view of the Tower of Americas. This rare find places you at the heart of San Antonio's culture. You will be within walking distance of the Riverwalk, Rivercenter mall, famous haunted historic hotels, the Alamo Dome and the new Spurs arena. An investors dream that is completely fenced off for privacy.

Key facts

• Oversized kitchen
• Original wood floors
• 3,615 sq ft lot

Tags

• ORIGINAL WOOD FLOORS
• OVERSIZED KITCHEN
• WALKING DISTANCE RIVERWALK
• COMPLETELY FENCED OFF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+8.2%/yr); 201 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); 40% 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 $1,792/mo this rent would consume 45% of the median local household income ($47k/yr) (locally 543% 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 $17k of equity ($1k loan paydown + $16k 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 + 8.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1920 — 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: 1.12% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $273,530
• List price: $160,000
• Delta: -41.51%
• 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
1108 E Crockett	0.19mi	2/1.5 (-1)	1,082 (+1%)	8mo	$184,000	$170	76
204 Gorman	0.37mi	2/2.0 (-1)	1,054 (-1%)	3mo	$245,000	$232	69
815 Burnet St	0.36mi	2/1.0 (-1)	1,000 (-6%)	0mo	$299,900	$300	67
1019 Nolan	0.44mi	3/1.0	1,184 (+11%)	2mo	$210,000	$177	60
903 Dakota	0.70mi	2/1.0 (-1)	1,064 (-0%)	3mo	$168,000	$158	59
418 S Olive	0.66mi	3/1.0	1,056 (-1%)	12mo	$150,000	$142	57
426 N Monumental St	0.38mi	2/1.5 (-1)	960 (-10%)	2mo	$209,000	$218	57
1206 Nolan	0.57mi	2/1.0 (-1)	987 (-8%)	9mo	$145,000	$147	48
1007 N Cherry St	0.59mi	2/2.0 (-1)	996 (-7%)	14mo	$169,000	$170	40
321 S Olive	0.59mi	3/2.0	1,209 (+13%)	8mo	$204,500	$169	40
418 Muncey	0.61mi	2/1.0 (-1)	936 (-12%)	8mo	$165,000	$176	39
1118 Hays St	0.68mi	2/1.0 (-1)	944 (-12%)	14mo	$200,000	$212	32

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: 32.2%
• Equity multiple: 3.58×
• Total profit: $115,556
• Equity at exit: $144,141

10-year hold

• IRR: 29.5%
• Equity multiple: 8.79×
• Total profit: $348,954
• Equity at exit: $310,845

Cash invested: $44,800 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 201
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$839
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $297

Break-even live

Break-even rent $1,416

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $387	-5% $342	+0% $297	+5% $252	+10% $206
Rent	-10% $155	-5% $226	+0% $297	+5% $368	+10% $438
Rate	-1.0pp $377	-0.5pp $338	base $297	+0.5pp $255	+1.0pp $213

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 N Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	16d	1	0.10mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	25d	1	0.19mi
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,750	$2.08	3d	18	0.31mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	25d	1	0.32mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	21d	1	0.32mi
704 N Cherry St Unit 704 San Antonio, TX	2.0	2.5	1200	$1,800	$1.50	45d	1	0.32mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	5d	1	0.35mi
325 Montana St San Antonio, TX	2.0	2.0	840	$2,475	$2.95	45d	1	0.44mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	16d	1	0.51mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	45d	1	0.54mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	12d	1	0.55mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	45d	1	0.58mi
1205 Wyoming St San Antonio, TX	2.0	2.0	1114	$2,300	$2.06	45d	1	0.58mi
1123 N Olive St San Antonio, TX	2.0	1.0	840	$1,600	$1.90	25d	1	0.60mi
431 S Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	17d	1	0.62mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.63mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	45d	1	0.63mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	25d	1	0.63mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.64mi
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	45d	1	0.64mi
610 E Market St #2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	23d	1	0.64mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.66mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	5d	1	0.67mi
415 S Olive St San Antonio, TX	3.0	2.0	1348	$2,600	$1.93	45d	1	0.67mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	23d	1	0.67mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	45d	1	0.71mi
603 S Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	23d	1	0.73mi
1021 N Alamo St San Antonio, TX	2.0	1.0	1202	$2,000	$1.66	45d	1	0.74mi
313 Toledo San Antonio, TX	2.0	1.0	924	$1,400	$1.52	12d	1	0.74mi
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	45d	1	0.76mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	25d	1	0.79mi
231 Cactus St San Antonio, TX	2.0	1.0	876	$1,195	$1.36	25d	1	0.80mi
850 Nevada St Unit NA San Antonio, TX	2.0	1.0	1345	$1,795	$1.33	13d	1	0.81mi
891 Avenue B San Antonio, TX	2.0	2.0	1053	$1,777	$1.69	45d	1	0.83mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	12d	1	0.83mi
110 Labor St Unit 710 San Antonio, TX	2.0	2.0	994	$1,681	$1.69	4d	1	0.86mi
110 Labor St Unit 9004 San Antonio, TX	2.0	2.0	1054	$1,750	$1.66	45d	1	0.86mi
109 Gravel St San Antonio, TX	3.0	1.0	900	$1,250	$1.39	25d	1	0.87mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	927	$1,478	$1.59	5d	12	0.87mi
120 9th St San Antonio, TX	1.0–2.0	1.0–2.0	923	$1,757	$1.90	3d	20	0.88mi

Listing history 15 events

1. 2026-06-21
   days on market $160,000 Active 166 DOM
2. 2026-06-18
   days on market $160,000 Active 163 DOM
3. 2026-06-17
   days on market $160,000 Active 162 DOM
4. 2026-06-16
   days on market $160,000 Active 161 DOM
5. 2026-06-15
   days on market $160,000 Active 160 DOM
6. 2026-06-13
   days on market $160,000 Active 158 DOM
7. 2026-06-09
   days on market $160,000 Active 154 DOM
8. 2026-06-08
   days on market $160,000 Active 153 DOM
9. 2026-06-07
   days on market $160,000 Active 152 DOM
10. 2026-06-04
    days on market $160,000 Active 149 DOM
11. 2026-06-03
    days on market $160,000 Active 148 DOM
12. 2026-06-02
    days on market $160,000 Active 147 DOM
13. 2026-06-01
    days on market $160,000 Active 146 DOM
14. 2026-05-31
    days on market $160,000 Active 145 DOM
15. 2026-01-06
    listed $160,000 New 869-char remark

    Show marketing remark (869 chars)

    This home offers the unique charm of the 1900's w high ceilings & tons of natural light. You will find original wood floors/walls/ceilings throughout the entire home. The living room leads you to an open dining area which then leads to the oversized kitchen. One of the 3 bedrooms that faces the front of the home can easily be converted to an office or 2nd living room. There are 2 front doors & 2 back doors. With the right contractor you could turn this City Gem into a duplex or AIRBNB (See city regs) From the front porch you will be amazed with the city view of the Tower of Americas. This rare find places you at the heart of San Antonio's culture. You will be within walking distance of the Riverwalk, Rivercenter mall, famous haunted historic hotels, the Alamo Dome and the new Spurs arena. An investors dream that is completely fenced off for privacy.

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$371/yr (+$31/mo · 14.5%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,504
• − Mortgage interest: −$8,962
• − Property taxes: −$2,557
• − Insurance: −$800
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,655
• Taxable income: $1,090
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,301/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (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%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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

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

1 event — show timeline

• 2026-01-06 Listed $160,000 LERA

Property tax history

+8.6%/yr

Latest (2025): $2,557 · +0.0% YoY. Source: county tax records.