3 bd · 1.0 ba ·
936 sqft ·
Built 1969
· SingleFamily
· Active
· 171 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,478/mo
Mortgage (P&I)
−$498
Tax + insurance
−$235
HOA
−$0
Vac / Maint / Mgmt
−$310
Net cashflow
$434/mo
Annual
$5,209/yr
Cap rate
11.78%
Cash-on-cash
19.58%
DSCR
1.87
1% rule
1.56%
Cash to close
$26,600
Investor read
This is a 3-bed/1.0-bath single-family listed at $95k.
At list price, monthly cash flow is $434 ($5k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $95k).
It's been on market 171 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
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.
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.
Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Zoned schools: H B Gonzalez El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 401 students, 97% FRL); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 94% FRL vs 24% district-wide (70 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents soft (-1.7%/yr); 27 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
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 + 0.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.
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.
Cap rate 11.8% 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.
This rent runs 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-CP4XGXED4Q99FC
· Data 2 weeks agocashflowre.app · 2026-05-29