2522 Schley · San Antonio, TX 78210

$144,999

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 248 Days on market

Built 1948 0.31 ac lot $142/sqft · 17% below area Est $175k · 17% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath home with a 1-car carport in a quiet San Antonio neighborhood. This single-story residence sits on a spacious 13,700 sq ft lot and offers comfortable living with easy access to local amenities. Great potential for first-time buyers or investors.

Key facts

• 0.31 acre lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $142k (2.1% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Democracy Prep At Stewart Academy (math 10% / reading 13%, grade F, #4,225 of 4,322 statewide, top 98%, 555 students, 97% FRL, charter); Rogers Middle (math 5% / reading 14%, grade F, #1,649 of 1,662 statewide, top 99%, 364 students, 92% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• Market conditions: Rents rising (+1.1%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($55k/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 $1k 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.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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.

Recommended offer $127,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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. 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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $175,353
• List price: $144,999
• Delta: -17.31%
• 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
2307 Mckinley	0.24mi	3/2.0	1,059 (+4%)	7mo	$102,000	$96	73
1518 Bailey	0.20mi	3/2.0	1,082 (+6%)	6mo	$150,000	$139	72
1437 Avant	0.29mi	3/2.0	988 (-3%)	8mo	$215,000	$218	71
2307 Hicks	0.26mi	2/1.0 (-1)	905 (-11%)	1mo	$214,999	$238	63
121 Vista	0.34mi	3/1.0	1,132 (+11%)	4mo	$225,000	$199	62
1327 Bailey Ave	0.39mi	3/1.0	1,090 (+7%)	10mo	$114,999	$106	62
2022 Hicks	0.54mi	3/1.0	984 (-4%)	11mo	$169,900	$173	59
119 Quinta	0.41mi	3/2.0	1,134 (+11%)	0mo	$156,000	$138	58
228 Quinta St	0.41mi	3/2.0	1,102 (+8%)	10mo	$209,000	$190	56
1118 Bailey	0.65mi	3/1.0	1,125 (+10%)	8mo	$195,000	$173	47
3602 Bremen Ave	0.63mi	4/2.0 (+1)	1,092 (+7%)	6mo	$125,000	$114	45
1219 E Drexel Ave	0.73mi	2/1.0 (-1)	918 (-10%)	1mo	$145,000	$158	43

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-16,392
• Equity at exit: $21,620

10-year hold

• IRR: -5.1%
• Equity multiple: 0.70×
• Total profit: $-12,319
• Equity at exit: $12,537

Cash invested: $40,600 (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 78210

• Rents YoY: 1.1%
• Active inventory: 281
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$760
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $154

Break-even live

Break-even rent $1,224

Max offer price $144,999

Occupancy floor 84%

Sensitivity live

Price	-10% $236	-5% $195	+0% $154	+5% $113	+10% $72
Rent	-10% $42	-5% $98	+0% $154	+5% $210	+10% $266
Rate	-1.0pp $227	-0.5pp $191	base $154	+0.5pp $116	+1.0pp $78

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2307 McKinley Ave San Antonio, TX	3.0	2.0	1059	$1,495	$1.41	45d	1	0.23mi
111 Quinta St San Antonio, TX	3.0	2.0	909	$1,295	$1.42	3d	1	0.41mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	23d	1	0.51mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,165	$1.23	0d	1	0.55mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	25d	1	0.61mi
534 Cosgrove St San Antonio, TX	3.0	2.0	1430	$1,875	$1.31	45d	1	0.64mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	25d	1	0.65mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	45d	1	0.67mi
3607 Bremen Ave #2 San Antonio, TX	2.0	1.0	940	$999	$1.06	0d	1	0.68mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	14d	1	0.68mi
164 Day Rd San Antonio, TX	3.0	2.5	1250	$1,667	$1.33	25d	1	0.76mi
1811 McKinley Ave San Antonio, TX	2.0	2.0	1248	$975	$0.78	4d	1	0.79mi
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	45d	1	0.81mi
317 Kashmuir Pl Unit 3 San Antonio, TX	2.0	1.0	732	$1,197	$1.64	18d	1	0.90mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	45d	1	0.93mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	25d	1	0.96mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	45d	1	0.96mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	6d	1	0.97mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	25d	1	1.02mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	16d	1	1.05mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	45d	1	1.06mi
4700 Stringfellow Dr San Antonio, TX	1.0–2.0	1.0–2.0	807	$950	$1.18	0d	6	1.15mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	45d	1	1.16mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	19d	1	1.18mi
311 Glamis Ave Unit 2 San Antonio, TX	3.0	1.0	900	$1,395	$1.55	45d	1	1.18mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,195	$1.09	0d	1	1.18mi
311 Glamis Ave Unit 1 San Antonio, TX	3.0	2.0	1200	$1,395	$1.16	45d	1	1.18mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	25d	1	1.23mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	45d	1	1.23mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	25d	1	1.23mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	45d	1	1.23mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	25d	1	1.23mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	25d	1	1.25mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	45d	1	1.25mi
2335 Nopal St Unit 108 San Antonio, TX	2.0	1.0	805	$975	$1.21	6d	1	1.25mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	12d	1	1.25mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	25d	1	1.26mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	6d	1	1.27mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	3d	1	1.27mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	45d	1	1.27mi

Listing history 15 events

1. 2026-06-21
   days on market $144,999 Active 248 DOM
2. 2026-06-18
   days on market $144,999 Active 245 DOM
3. 2026-06-17
   days on market $144,999 Active 244 DOM
4. 2026-06-16
   days on market $144,999 Active 243 DOM
5. 2026-06-15
   days on market $144,999 Active 242 DOM
6. 2026-06-13
   days on market $144,999 Active 240 DOM
7. 2026-06-09
   days on market $144,999 Active 236 DOM
8. 2026-06-08
   days on market $144,999 Active 235 DOM
9. 2026-06-07
   days on market $144,999 Active 234 DOM
10. 2026-06-04
    days on market $144,999 Active 231 DOM
11. 2026-06-03
    days on market $144,999 Active 230 DOM
12. 2026-06-02
    days on market $144,999 Active 229 DOM
13. 2026-06-01
    days on market $144,999 Active 228 DOM
14. 2026-05-31
    days on market $144,999 Active 227 DOM
15. 2025-10-16
    listed $144,999 New 263-char remark

    Show marketing remark (263 chars)

    3-bedroom, 2-bath home with a 1-car carport in a quiet San Antonio neighborhood. This single-story residence sits on a spacious 13,700 sq ft lot and offers comfortable living with easy access to local amenities. Great potential for first-time buyers or investors.

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $2,653 · $221/mo
• Expected delta: +$896/yr (+$75/mo · 51.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,031
• − Mortgage interest: −$8,122
• − Property taxes: −$1,757
• − Insurance: −$725
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,218
• Taxable loss: −$516
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $1,972/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

• 2025-10-16 Listed $144,999 LERA

Property tax history

+5.2%/yr

Latest (2025): $1,757 · -55.4% YoY. Source: county tax records.