207 Cornell Ave · San Antonio, TX 78201

$120,000

3 bd · 3.0 ba · 1,674 sqft · SingleFamily public records · 48 Days on market

Built 1920 7,884 sqft lot $72/sqft · 55% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

A Triplex in one of San Antonio's most active growth corridors, 207 Cornell Ave presents a rare chance to complete a project and capitalize on the strong rental demand near Downtown. The property has been fully gutted to the studs, with key improvements including updated windows, solid roof structure, and prior reinforced foundation work. Positioned just minutes from The Pearl, Downtown, and major employment hubs, this property sits in an area experiencing continued revitalization and rising rental demand.

Key facts

• Solid roof structure
• Updated windows
• 7,884 sq ft lot

Tags

• FULLY GUTTED TO THE STUDS
• UPDATED WINDOWS
• SOLID ROOF STRUCTURE
• MINUTES FROM THE PEARL

Property features AI

Finance

• Other: Zoning: R-6, RM-4; Total units: 3; Percent vacancy rate: 100%
• Financial info: Gross annual income: $0 (reported); Net operating income: $0 (reported); Annual operating expense: $0 (reported); Down payment resource not indicated
• HOA & community: Subdivision: Five Points

Exterior

• Parking: Unit parking: each unit has 1 parking space; Pad parking and street parking available
• Utilities: Gas supplier: CPS; Electricity supplier: CPS; Water supplier: SAWS; Sewer supplier: SAWS; Garbage service: City
• Home design: Multi-unit property (3 total units); Approximately 106 years old; Pre-owned
• Construction: Composition roof
• Exterior features: Wood exterior; Level lot; City bus access

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom; Unit 3: 1 bedroom
• Flooring: Other flooring (see remarks)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 1 full bath; Unit 3: 1 full bath
• Heating & cooling: Natural gas heat; Window/wall air conditioning
• Interior features: Double pane windows; Cable TV available; Other flooring (see remarks)
• Laundry & utility: Common water meter; Common gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 (+2.8%/yr); 172 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); 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 $1,981/mo this rent would consume 50% of the median local household income ($47k/yr) (locally 2332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• 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 + 2.8% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($116k) 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: 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — 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: 1.65% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.54%
• DSCR: 2.05
• GRM: 5.0

CMA / ARV

• ARV (median comp): $268,881
• List price: $120,000
• Delta: -55.37%
• 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
128 Blanco Rd	0.18mi	4/2.0 (+1)	1,586 (-5%)	0mo	$279,000	$176	74
1123 W French Pl	0.37mi	2/2.0 (-1)	1,631 (-3%)	4mo	$365,000	$224	66
1416 N Trinity St	0.46mi	3/2.0	1,568 (-6%)	1mo	$155,900	$99	63
129 Cincinnati Ave	0.24mi	3/2.5	1,475 (-12%)	7mo	$270,000	$183	61
247 Princeton	0.13mi	3/2.5	1,430 (-15%)	9mo	$339,900	$238	60
821 W Craig Pl	0.51mi	3/2.0	1,544 (-8%)	0mo	$465,000	$301	59
129 Krempkau	0.33mi	3/2.5	1,876 (+12%)	8mo	$249,000	$133	56
1139 W Russell Pl	0.44mi	3/2.0	1,834 (+10%)	7mo	$369,000	$201	53
1036 W Russell Pl	0.42mi	3/2.0	1,530 (-9%)	12mo	$180,000	$118	52
609 Ruiz St	0.67mi	3/1.5	1,628 (-3%)	9mo	$70,000	$43	50
1623 W Ashby Pl	0.67mi	4/1.5 (+1)	1,556 (-7%)	8mo	$130,000	$84	39
1038 W Mistletoe	0.62mi	3/2.0	1,909 (+14%)	9mo	$370,000	$194	36

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.66×
• Total profit: $22,254
• Equity at exit: $17,892

10-year hold

• IRR: 24.9%
• Equity multiple: 3.15×
• Total profit: $72,284
• Equity at exit: $10,375

Cash invested: $33,600 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 172
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$629
• Tax from tax record: −$226 /mo · $2,716/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $659

Break-even live

Break-even rent $1,146

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	24d	1	0.08mi
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	43d	1	0.26mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	43d	1	0.47mi
1311 W French Pl San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	24d	1	0.48mi
823 W French Pl San Antonio, TX	4.0	2.5	1920	$2,500	$1.30	12d	1	0.48mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	43d	1	0.49mi
135 Harvard Ter San Antonio, TX	3.0	2.0	1509	$1,875	$1.24	4d	1	0.50mi
1339 N Flores St Unit 107 San Antonio, TX	2.0	2.0	1580	$2,375	$1.50	43d	1	0.53mi
800 W Russell Pl San Antonio, TX	4.0	4.0	2200	$3,500	$1.59	24d	1	0.54mi
810 W Magnolia Ave Unit 2 San Antonio, TX	2.0	1.0	1104	$999	$0.90	43d	1	0.67mi
1623 W Ashby Pl San Antonio, TX	4.0	2.0	1556	$1,900	$1.22	24d	1	0.67mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	0.70mi
1138 W Magnolia Ave San Antonio, TX	2.0	1.0	1430	$1,650	$1.15	2d	1	0.72mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.73mi
310 W Evergreen St #114 San Antonio, TX	3.0	2.5	1321	$2,000	$1.51	24d	1	0.73mi
408 Lewis St San Antonio, TX	2.0	2.5	1467	$2,500	$1.70	24d	1	0.78mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	43d	1	0.80mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	43d	1	0.82mi
801 W Mulberry Ave San Antonio, TX	3.0	3.0	2206	$2,800	$1.27	3d	1	0.82mi
411 W Mistletoe Ave San Antonio, TX	2.0	1.0	1226	$1,650	$1.35	43d	1	0.83mi
901 Ripley Ave San Antonio, TX	3.0	2.0	1230	$1,600	$1.30	43d	1	0.86mi
1621 W French Pl San Antonio, TX	3.0	3.0	1764	$1,895	$1.07	43d	1	0.87mi
603 W Euclid Ave #4 San Antonio, TX	3.0	3.5	2100	$3,150	$1.50	43d	1	0.87mi
603 W Euclid Ave #2 San Antonio, TX	3.0	3.5	1887	$2,775	$1.47	2d	1	0.87mi
1524 W Woodlawn Ave San Antonio, TX	2.0	1.0	1200	$795	$0.66	24d	1	0.89mi
323 Howard St Unit 323 San Antonio, TX	3.0	3.5	1560	$2,250	$1.44	43d	1	0.90mi
1415 N Main Ave San Antonio, TX	1.0–3.0	1.0–3.0	980	$2,715	$2.77	10d	15	0.90mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	906	$2,150	$2.37	3d	12	0.90mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	818	$2,150	$2.63	2d	35	0.90mi
311 W Mistletoe Ave San Antonio, TX	2.0	2.0	1599	$2,400	$1.50	24d	1	0.90mi
1602 W Craig Pl San Antonio, TX	2.0	1.0	1344	$1,300	$0.97	43d	1	0.93mi
126 E Myrtle St San Antonio, TX	2.0	2.5	1218	$1,900	$1.56	3d	1	0.93mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	43d	1	0.93mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.93mi
913 Ogden St San Antonio, TX	2.0	2.5	1349	$1,900	$1.41	20d	1	0.96mi
141 W Woodlawn Ave Unit 1 San Antonio, TX	3.0	1.0	1260	$1,850	$1.47	24d	1	1.00mi
118 E Craig Pl Unit 2 San Antonio, TX	2.0	1.0	1258	$1,699	$1.35	43d	1	1.07mi
311 E Evergreen St San Antonio, TX	3.0	2.5	1382	$2,295	$1.66	43d	1	1.07mi
931 W Gramercy Pl San Antonio, TX	3.0	2.0	1755	$2,295	$1.31	24d	1	1.09mi
1031 W Gramercy Pl San Antonio, TX	3.0	2.0	1576	$2,195	$1.39	12d	1	1.10mi

Listing history 14 events

1. 2026-06-18
   days on market $120,000 Active 48 DOM
2. 2026-06-17
   days on market $120,000 Active 47 DOM
3. 2026-06-16
   days on market $120,000 Active 46 DOM
4. 2026-06-15
   days on market $120,000 Active 45 DOM
5. 2026-06-13
   days on market $120,000 Active 43 DOM
6. 2026-06-09
   days on market $120,000 Active 39 DOM
7. 2026-06-08
   days on market $120,000 Active 38 DOM
8. 2026-06-07
   days on market $120,000 Active 37 DOM
9. 2026-06-04
   days on market $120,000 Active 34 DOM
10. 2026-06-03
    days on market $120,000 Active 33 DOM
11. 2026-06-02
    days on market $120,000 Active 32 DOM
12. 2026-06-01
    days on market $120,000 Active 31 DOM
13. 2026-05-31
    days on market $120,000 Active 30 DOM
14. 2026-05-02
    listed $120,000 New 512-char remark

ⓘ 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: $2,716 · $226/mo
• Projected year-2 tax: $2,716 · $226/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 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: $23,768
• − Mortgage interest: −$6,722
• − Property taxes: −$2,716
• − Insurance: −$600
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,491
• Taxable income: $6,437
• Est. tax owed @ 24.0%: −$1,545
• After-tax cash flow: $6,365/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% Arabic 1%

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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

• 2026-05-02 Listed $120,000 LERA

Property tax history

+6.4%/yr

Latest (2025): $2,716 · +10.0% YoY. Source: county tax records.