3120 Martin · San Antonio, TX 78207

$140,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 103 Days on market

Built 1940 2,265 sqft lot $179/sqft · 44% above area Est $97k · 44% over

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Why this score? — see what drove the D 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 +13.8/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• DSCR +4.2/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

8k Down payment 10.25 interest rate 30year amortization

Key facts

• 2,265 sq ft lot
• Built 1940
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $12 ($146/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.4% below list).
• Recommended offer: $125k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: David Crockett Academy (math 9% / reading 19%, grade F, #4,127 of 4,322 statewide, top 96%, 656 students, 98% 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: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 1940 — 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 $125,463 (10.4% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.3

CMA / ARV

• ARV (median comp): $97,378
• List price: $140,000
• Delta: 43.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Leal St	0.25mi	3/1.0	818 (+5%)	16mo	$65,000	$79	67
1711 Leal St	0.31mi	2/1.0 (-1)	816 (+5%)	15mo	$110,000	$135	61
3430 W Salinas	0.41mi	2/2.0 (-1)	852 (+9%)	2mo	$180,000	$211	55
3410 W Commerce St	0.52mi	2/1.0 (-1)	804 (+3%)	15mo	$65,000	$81	53
3806 W Martin	0.52mi	2/1.0 (-1)	672 (-14%)	1mo	$93,000	$138	46
1418 Rivas	0.68mi	2/1.0 (-1)	696 (-11%)	2mo	$139,900	$201	44
3303 Buena Vis	0.55mi	2/1.0 (-1)	862 (+10%)	10mo	$85,000	$99	44
1215 Rivas St	0.56mi	2/1.0 (-1)	848 (+9%)	14mo	$95,000	$112	43
2039 Lyons	0.55mi	2/1.0 (-1)	672 (-14%)	10mo	$65,000	$97	38
2318 W Cesar Chavez	0.63mi	3/1.0	888 (+14%)	13mo	$150,000	$169	37
322 Albert St	0.64mi	3/1.0	890 (+14%)	14mo	$145,000	$163	35
223 SW 19th St	0.65mi	2/1.0 (-1)	680 (-13%)	13mo	$72,000	$106	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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.13×
• Total profit: $83,302
• Equity at exit: $126,123

10-year hold

• IRR: 24.4%
• Equity multiple: 7.63×
• Total profit: $260,091
• Equity at exit: $271,989

Cash invested: $39,200 (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: 164
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,255 high
• Mortgage (P&I): −$734
• Tax from tax record: −$187 /mo · $2,238/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $12

Break-even live

Break-even rent $1,239

Max offer price $140,000

Occupancy floor 94%

Sensitivity live

Price	-10% $91	-5% $52	+0% $12	+5% $-27	+10% $-67
Rent	-10% $-87	-5% $-37	+0% $12	+5% $62	+10% $111
Rate	-1.0pp $83	-0.5pp $48	base $12	+0.5pp $-24	+1.0pp $-61

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	0.14mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.27mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.34mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	6d	1	0.49mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.57mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	12d	1	0.58mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	45d	1	0.58mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	0.58mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.61mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	0.65mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	6d	1	0.81mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.88mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	0.92mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	6d	1	0.93mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.96mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.01mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	45d	1	1.09mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	23d	1	1.09mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.18mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	1.19mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	5d	1	1.26mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	1.29mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	1.29mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	1.29mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	1.29mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	45d	1	1.30mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	18d	1	1.32mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	14d	1	1.39mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	1.42mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	25d	1	1.45mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	1.46mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 103 DOM
2. 2026-06-18
   days on market $140,000 Active 100 DOM
3. 2026-06-17
   days on market $140,000 Active 99 DOM
4. 2026-06-16
   days on market $140,000 Active 98 DOM
5. 2026-06-15
   days on market $140,000 Active 97 DOM
6. 2026-06-13
   days on market $140,000 Active 95 DOM
7. 2026-06-09
   days on market $140,000 Active 91 DOM
8. 2026-06-08
   days on market $140,000 Active 90 DOM
9. 2026-06-07
   days on market $140,000 Active 89 DOM
10. 2026-06-04
    days on market $140,000 Active 86 DOM
11. 2026-06-03
    days on market $140,000 Active 85 DOM
12. 2026-06-02
    days on market $140,000 Active 84 DOM
13. 2026-06-01
    days on market $140,000 Active 83 DOM
14. 2026-05-31
    days on market $140,000 Active 82 DOM
15. 2026-03-10
    listed $140,000 New 55-char remark

    Show marketing remark (55 chars)

    8k Down payment 10.25 interest rate 30year amortization

16. 2024-03-20
    soldstatus
17. 2023-05-12
    soldstatus
18. 2023-04-27
    soldstatus
19. 2022-02-14
    soldstatus
20. 2022-01-13
    soldstatus
21. 2022-01-12
    soldstatus Sold 247-char remark

    Show marketing remark (247 chars)

    This 2 bedroom 1 bath home is a "fixer upper" but livable and located in the West side of SA. Close to downtown. Great Investment opportunity. **Property SOLD AS-IS. No repairs from seller.** Vacant ready to show. Call for any questions.

22. 2021-12-30
    status Pending 247-char remark

    Show marketing remark (247 chars)

    This 2 bedroom 1 bath home is a "fixer upper" but livable and located in the West side of SA. Close to downtown. Great Investment opportunity. **Property SOLD AS-IS. No repairs from seller.** Vacant ready to show. Call for any questions.

23. 2021-12-29
    historical Active Option 247-char remark

    Show marketing remark (247 chars)

    This 2 bedroom 1 bath home is a "fixer upper" but livable and located in the West side of SA. Close to downtown. Great Investment opportunity. **Property SOLD AS-IS. No repairs from seller.** Vacant ready to show. Call for any questions.

24. 2021-12-17
    listed $85,000 New 247-char remark

    Show marketing remark (247 chars)

    This 2 bedroom 1 bath home is a "fixer upper" but livable and located in the West side of SA. Close to downtown. Great Investment opportunity. **Property SOLD AS-IS. No repairs from seller.** Vacant ready to show. Call for any questions.

ⓘ 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: $2,238 · $187/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$324/yr (+$27/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 ≥109°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: $15,056
• − Mortgage interest: −$7,842
• − Property taxes: −$2,238
• − Insurance: −$700
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,073
• Taxable loss: −$2,206
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $675/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

+64.7% since first listed

10 events — show timeline

• 2026-03-10 Listed $140,000 LERA
• 2024-03-20 Sold (Public Records) — Public Records
• 2023-05-12 Sold (Public Records) — Public Records
• 2023-04-27 Sold (Public Records) — Public Records
• 2022-02-14 Sold (Public Records) — Public Records
• 2022-01-13 Sold (Public Records) — Public Records
• 2022-01-12 Sold (MLS) — LERA
• 2021-12-30 Pending — LERA
• 2021-12-29 Contingent — LERA
• 2021-12-17 Listed $85,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $2,238 · -8.4% YoY. Source: county tax records.