3515 el Paso · San Antonio, TX 78207

$85,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 139 Days on market

Built 1948 4,961 sqft lot $84/sqft · 42% below area Est $147k · 42% under ↓ 23% since listing

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Why this score? — see what drove the A 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 +28.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

GREAT INVESTOR SPECIAL! This 2-bedroom, 1-bathroom single story home is located just minutes from downtown San Antonio. This home offers tons of potential and prime location. lt's a great opportunity for fix-and-flip, rental, or personal renovation project.

Key facts

• 4,961 sq ft lot
• Built 1948
• Listed 138 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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 (+7.7%/yr); 165 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,278/mo this rent would consume 47% of the median local household income ($32k/yr) (locally 2789% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.50% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 5.5

CMA / ARV

• ARV (median comp): $147,393
• List price: $85,000
• Delta: -42.33%
• 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
3033 Chihuahua St	0.30mi	2/1.0	1,005 (-1%)	14mo	$172,500	$172	73
146 Leroux	0.14mi	2/2.0	1,110 (+10%)	2mo	$174,998	$158	72
3537 S Laredo St	0.50mi	3/1.0 (+1)	987 (-2%)	4mo	$104,999	$106	64
3927 W Houston	0.61mi	3/1.0 (+1)	1,008 (-0%)	4mo	$146,000	$145	62
2917 Chihuahua St	0.31mi	3/1.0 (+1)	1,040 (+3%)	17mo	$64,900	$62	62
3022 EL Paso	0.32mi	3/2.0 (+1)	1,100 (+9%)	2mo	$99,000	$90	60
1515 Elvira	0.27mi	2/1.0	876 (-13%)	9mo	$98,900	$113	57
3018 Chihuahua	0.32mi	3/1.0 (+1)	1,160 (+15%)	12mo	$180,000	$155	45
3303 Buena Vis	0.50mi	2/1.0	862 (-15%)	10mo	$85,000	$99	44
1122 Elvira St	0.67mi	2/2.0	890 (-12%)	2mo	$164,900	$185	44
3001 Chihuahua	0.29mi	3/2.0 (+1)	920 (-9%)	23mo	$189,000	$205	43
1619 Montezuma St	0.50mi	3/2.0 (+1)	1,062 (+5%)	22mo	$189,000	$178	41

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: 37.5%
• Equity multiple: 3.97×
• Total profit: $70,717
• Equity at exit: $76,575

10-year hold

• IRR: 34.3%
• Equity multiple: 9.82×
• Total profit: $209,975
• Equity at exit: $165,136

Cash invested: $23,800 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$446
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $282

Break-even live

Break-even rent $922

Max offer price $85,000

Occupancy floor 73%

Sensitivity live

Price	-10% $330	-5% $306	+0% $282	+5% $258	+10% $234
Rent	-10% $181	-5% $231	+0% $282	+5% $332	+10% $383
Rate	-1.0pp $325	-0.5pp $303	base $282	+0.5pp $260	+1.0pp $237

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	3d	1	0.42mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.43mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	5d	1	0.43mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	0.49mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	0.66mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	24d	1	0.76mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.90mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.93mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.94mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	22d	1	0.96mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	5d	1	0.96mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	1.07mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	1.10mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	1.10mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	1.20mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	44d	1	1.24mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	1.25mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	22d	1	1.28mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	1.28mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	4d	1	1.28mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	4d	1	1.28mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	24d	1	1.28mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	1.29mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	1.37mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	1.38mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.39mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	1.41mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	1.41mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	1.44mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 139 DOM
2. 2026-06-18
   days on market $85,000 Active 136 DOM
3. 2026-06-17
   days on market $85,000 Active 135 DOM
4. 2026-06-16
   days on market $85,000 Active 134 DOM
5. 2026-06-15
   days on market $85,000 Active 133 DOM
6. 2026-06-13
   days on market $85,000 Active 131 DOM
7. 2026-06-09
   days on market $85,000 Active 127 DOM
8. 2026-06-08
   days on market $85,000 Active 126 DOM
9. 2026-06-07
   days on market $85,000 Active 125 DOM
10. 2026-06-04
    days on market $85,000 Active 122 DOM
11. 2026-06-03
    days on market $85,000 Active 121 DOM
12. 2026-06-02
    days on market $85,000 Active 120 DOM
13. 2026-06-01
    days on market $85,000 Active 119 DOM
14. 2026-05-31
    days on market $85,000 Active 118 DOM
15. 2026-03-26
    price $85,000 257-char remark

    Show marketing remark (257 chars)

    GREAT INVESTOR SPECIAL! This 2-bedroom, 1-bathroom single story home is located just minutes from downtown San Antonio. This home offers tons of potential and prime location. lt's a great opportunity for fix-and-flip, rental, or personal renovation project.

16. 2026-02-02
    listed $109,999 New 257-char remark

    Show marketing remark (257 chars)

    GREAT INVESTOR SPECIAL! This 2-bedroom, 1-bathroom single story home is located just minutes from downtown San Antonio. This home offers tons of potential and prime location. lt's a great opportunity for fix-and-flip, rental, or personal renovation project.

17. 2002-12-05
    soldstatus

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $2,964 · $247/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,340
• − Mortgage interest: −$4,761
• − Property taxes: −$2,964
• − Insurance: −$425
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,473
• Taxable income: $2,263
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $2,838/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

-22.7% since first listed

3 events — show timeline

• 2026-03-26 Price Changed $85,000 LERA
• 2026-02-02 Listed $109,999 LERA
• 2002-12-05 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,964 · -4.5% YoY. Source: county tax records.