2315 Clower · San Antonio, TX 78201

$95,000

3 bd · 2.0 ba · 1,444 sqft · SingleFamily public records · 14 Days on market

Built 1947 $66/sqft · 58% below area

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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 +24.7/30.0
• 1% rule +9.2/10.0
• DSCR +8.0/10.0
• 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

Hello everyone! I & acirc; & euro; & trade; m selling a 3-bedroom, 2-bath home in the Los Angeles Heights / Keystone neighborhood. This is a classic 1947 brick single-family house with 1,444 sq ft on a nice 6,000 sq ft lot. Important Note: This is a true fixer-upper being sold strictly as-is. It needs a new roof, HVAC system, some foundation repairs, and general updates throughout (kitchen, bathrooms, flooring, paint, etc. ). The price reflects all the work required. It has great bones and tons of potential for the right buyer - whether you& apos; re a handy homeowner, first-time renovator, or investor looking for a solid project in a convenient central San Antonio location.

Key facts

• Spacious backyard
• General updates
• Foundation repairs

Tags

• NEW ROOF
• HVAC SYSTEM
• FOUNDATION REPAIRS
• GENERAL UPDATES
• SPACIOUS BACKYARD
• SOLID BRICK CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.8% 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).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1947 — 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 $95,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 5.9

CMA / ARV

• ARV (median comp): $224,858
• List price: $95,000
• Delta: -57.75%
• 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
2218 W Wildwood Dr	0.12mi	3/2.0	1,304 (-10%)	2mo	$260,000	$199	77
200 Frost St	0.31mi	3/2.0	1,316 (-9%)	4mo	$225,000	$171	67
2209 Sacramento	0.42mi	3/1.5	1,534 (+6%)	4mo	$180,000	$117	65
230 Leming Dr	0.64mi	3/2.0	1,392 (-4%)	1mo	$299,000	$215	63
251 North	0.70mi	3/2.0	1,434 (-1%)	6mo	$319,000	$222	61
2207 Ramona	0.20mi	3/1.0	1,261 (-13%)	6mo	$185,000	$147	61
226 Frost	0.25mi	3/2.0	1,244 (-14%)	9mo	$254,990	$205	57
2223 Ramona St	0.22mi	4/1.0 (+1)	1,288 (-11%)	8mo	$205,000	$159	56
107 Cromwell Dr	0.62mi	3/2.0	1,548 (+7%)	6mo	$285,000	$184	54
1620 Kampmann	0.59mi	4/1.0 (+1)	1,524 (+6%)	4mo	$249,999	$164	51
1819 Edison	0.48mi	3/1.0	1,266 (-12%)	3mo	$229,900	$182	51
115 Rosemont	0.68mi	3/2.0	1,611 (+12%)	2mo	$155,000	$96	48

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,894
• Equity at exit: $14,165

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,312
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$498
• Tax from tax record: −$333 /mo · $3,993/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $198

Break-even live

Break-even rent $1,102

Max offer price $95,000

Occupancy floor 80%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Gardina St Unit 1218 San Antonio, TX	2.0	1.0	1280	$900	$0.70	44d	1	0.15mi
1216 Gardina St Unit 1218 San Antonio, TX	2.0	1.0	1280	$900	$0.70	44d	1	0.15mi
911 Vance Jackson Rd San Antonio, TX	2.0	1.5	1073	$1,262	$1.18	3d	3	0.22mi
2003 Fresno St San Antonio, TX	2.0	1.0	1100	$1,149	$1.04	18d	1	0.39mi
210 Laddie Pl San Antonio, TX	3.0	1.0	1226	$1,575	$1.28	24d	1	0.45mi
210 Laddie Pl San Antonio, TX	3.0	1.0	1226	$1,550	$1.26	3d	1	0.45mi
140 Babcock Rd San Antonio, TX	1.0–3.0	1.0–2.0	851	$1,300	$1.53	44d	6	0.46mi
2005 Santa Anna St Unit 1 San Antonio, TX	2.0	1.0	1000	$1,500	$1.50	44d	1	0.57mi
312 Babcock Rd San Antonio, TX	2.0	1.0	1044	$995	$0.95	44d	1	0.57mi
2803 Fredericksburg Rd San Antonio, TX	2.0	1.0–2.0	968	$1,099	$1.13	13d	2	0.58mi
135 De Chantle Rd Unit 204 San Antonio, TX	2.0	2.0	1100	$1,300	$1.18	44d	1	0.60mi
135 De Chantle Rd Unit 206 San Antonio, TX	2.0	1.0	950	$1,200	$1.26	44d	1	0.60mi
1627 W Mariposa Dr San Antonio, TX	3.0	2.0	1400	$1,850	$1.32	13d	1	0.70mi
1606 W Wildwood Dr Unit A San Antonio, TX	2.0	1.0	1000	$1,350	$1.35	44d	1	0.72mi
415 North Dr San Antonio, TX	4.0	2.0	1795	$1,600	$0.89	20d	1	0.75mi
331 Gardina St San Antonio, TX	3.0	1.5	980	$1,450	$1.48	18d	1	0.78mi
2326 Basse Rd San Antonio, TX	3.0	2.0	1168	$1,250	$1.07	24d	1	0.91mi
4210 Fredericksburg Rd San Antonio, TX	2.0	1.0–2.0	687	$739	$1.07	2d	55	0.96mi
206 Avalon St San Antonio, TX	3.0	1.0	1200	$1,450	$1.21	44d	1	0.97mi
1331 W Wildwood Dr San Antonio, TX	3.0	1.0	1178	$1,600	$1.36	44d	1	0.98mi
119 Meredith Dr San Antonio, TX	3.0	1.0	1408	$1,850	$1.31	44d	1	1.00mi
229 Alexander Hamilton Dr Unit 1 San Antonio, TX	3.0	1.0	1568	$1,250	$0.80	3d	1	1.02mi
229 Alexander Hamilton Dr San Antonio, TX	3.0	1.0	1568	$1,250	$0.80	20d	1	1.02mi
4216 Fredericksburg Rd Balcones Heights, TX	2.0	2.0	1025	$1,300	$1.27	24d	1	1.02mi
126 Meredith Dr San Antonio, TX	2.0	1.0	1278	$1,400	$1.10	22d	1	1.04mi
97 Denton Dr San Antonio, TX	3.0	2.0	1672	$1,750	$1.05	24d	1	1.04mi
734 Donaldson Ave Unit B San Antonio, TX	2.0	1.0	910	$910	$1.00	3d	1	1.04mi
734 Donaldson Ave Unit D San Antonio, TX	2.0	1.0	910	$915	$1.01	13d	1	1.04mi
234 Danville Ave San Antonio, TX	3.0	1.0	1129	$1,600	$1.42	20d	1	1.09mi
318 Avalon St San Antonio, TX	3.0	2.0	1058	$1,600	$1.51	24d	1	1.10mi
414 Alexander Hamilton Dr San Antonio, TX	2.0	1.0	1277	$1,275	$1.00	44d	1	1.11mi
1614 W Rosewood Ave San Antonio, TX	2.0	2.0	1086	$2,500	$2.30	24d	1	1.11mi
146 Redrock Dr San Antonio, TX	3.0	1.0	1050	$1,800	$1.71	16d	1	1.11mi
2531 Clara Ln Unit 211 San Antonio, TX	2.0	1.0	900	$1,200	$1.33	44d	1	1.13mi
1211 Lee Hall San Antonio, TX	4.0	2.0	1078	$1,500	$1.39	24d	1	1.16mi
374 Meredith Dr San Antonio, TX	4.0	3.0	1336	$2,100	$1.57	44d	1	1.18mi
166 Tabard Dr San Antonio, TX	3.0	2.0	1491	$1,800	$1.21	3d	1	1.18mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	44d	1	1.19mi
943 Weizmann St San Antonio, TX	3.0	2.0	1692	$2,100	$1.24	24d	1	1.19mi
2020 W Kings Hwy Unit 2 San Antonio, TX	2.0	1.0	1254	$1,325	$1.06	44d	1	1.20mi

Listing history 1 events

1. 2026-05-12
   listed $95,000 Active 1258-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: $3,993 · $333/mo
• Projected year-2 tax: $3,993 · $333/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,226
• − Mortgage interest: −$5,321
• − Property taxes: −$3,993
• − Insurance: −$475
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,764
• Taxable income: $1,077
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,114/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

Property tax history

+6.2%/yr

Latest (2025): $3,993 · +10.0% YoY. Source: county tax records.