1035 Dakota St · San Antonio, TX 78203-1353

$135,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 239 Days on market

Built 1947 6,577 sqft lot $109/sqft · 45% below area Est $243k · 45% under ↓ 23% since listing

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Why this score? — see what drove the B 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

Key facts

• 6,577 sq ft lot
• Built 1947
• Listed 238 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 239 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 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 1947 — 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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $243,419
• List price: $135,000
• Delta: -44.54%
• 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
517 S Pine St	0.33mi	3/2.0 (+1)	1,232 (-1%)	5mo	$239,000	$194	70
903 Dakota	0.14mi	2/1.0	1,064 (-14%)	3mo	$168,000	$158	68
229 Nelson Ave	0.45mi	2/2.0	1,200 (-3%)	3mo	$275,000	$229	67
231 Nelson	0.45mi	3/2.0 (+1)	1,228 (-1%)	3mo	$243,900	$199	66
1048 Gibbs	0.53mi	3/2.0 (+1)	1,280 (+3%)	1mo	$249,000	$195	60
802 Piedmont Ave	0.39mi	3/2.0 (+1)	1,296 (+4%)	6mo	$249,000	$192	60
411 S Gevers	0.52mi	3/2.0 (+1)	1,147 (-8%)	2mo	$210,000	$183	53
512 Nevada St	0.53mi	3/1.0 (+1)	1,332 (+7%)	6mo	$150,000	$113	53
828 Virginia Blvd	0.44mi	3/2.0 (+1)	1,347 (+9%)	4mo	$175,000	$130	52
1413 Crockett	0.54mi	1/1.0 (-1)	1,122 (-10%)	4mo	$125,000	$111	51
1108 E Crockett	0.62mi	2/1.5	1,082 (-13%)	8mo	$184,000	$170	42
204 Gorman	0.75mi	2/2.0	1,054 (-15%)	3mo	$245,000	$232	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.06×
• Total profit: $39,894
• Equity at exit: $60,702

10-year hold

• IRR: 19.9%
• Equity multiple: 3.88×
• Total profit: $108,988
• Equity at exit: $93,549

Cash invested: $37,800 (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 78203-1353

• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$708
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $371

Break-even live

Break-even rent $1,179

Max offer price $135,000

Occupancy floor 73%

Sensitivity live

Price	-10% $447	-5% $409	+0% $371	+5% $332	+10% $294
Rent	-10% $240	-5% $306	+0% $371	+5% $436	+10% $501
Rate	-1.0pp $439	-0.5pp $405	base $371	+0.5pp $336	+1.0pp $300

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	44d	1	0.04mi
313 Toledo San Antonio, TX	2.0	1.0	924	$1,400	$1.52	11d	1	0.05mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	5d	1	0.12mi
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	44d	1	0.15mi
850 Nevada St Unit NA San Antonio, TX	2.0	1.0	1345	$1,795	$1.33	13d	1	0.17mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	44d	1	0.21mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	11d	1	0.24mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	44d	1	0.24mi
207 Gravel St Unit 102 San Antonio, TX	3.0	2.5	1394	$1,800	$1.29	24d	1	0.25mi
1205 Wyoming St San Antonio, TX	2.0	2.0	1114	$2,300	$2.06	44d	1	0.26mi
109 Gravel St San Antonio, TX	3.0	1.0	900	$1,250	$1.39	24d	1	0.30mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	15d	1	0.31mi
630 Montana St Unit 201 San Antonio, TX	1.0	1.5	1060	$1,950	$1.84	44d	1	0.31mi
630 Montana St Unit 202 San Antonio, TX	1.0	1.0	969	$1,950	$2.01	24d	1	0.31mi
415 S Olive St San Antonio, TX	3.0	2.0	1348	$2,600	$1.93	44d	1	0.36mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	44d	1	0.38mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	0.38mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	860	$1,450	$1.69	24d	1	0.38mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	5d	1	0.40mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	5d	1	0.41mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	44d	1	0.42mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.42mi
721 S Pine St San Antonio, TX	2.0	1.0	1016	$1,245	$1.23	24d	1	0.43mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.44mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.44mi
231 Cactus St San Antonio, TX	2.0	1.0	876	$1,195	$1.36	24d	1	0.44mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,300	$1.76	24d	1	0.47mi
1617 E Commerce St San Antonio, TX	1.0	1.0	844	$814	$0.96	44d	1	0.48mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	0.49mi
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	44d	1	0.49mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.50mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	44d	1	0.50mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	44d	1	0.50mi
120 Omaha St Apt 1 San Antonio, TX	1.0	1.0	1204	$900	$0.75	24d	1	0.52mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	44d	1	0.52mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.54mi
431 S Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	17d	1	0.54mi
603 S Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	22d	1	0.55mi
721 Potomac San Antonio, TX	1.0	1.0	914	$1,100	$1.20	24d	1	0.55mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	861	$1,195	$1.39	44d	1	0.56mi

Listing history 20 events

1. 2026-06-21
   days on market $135,000 Active 239 DOM
2. 2026-06-18
   days on market $135,000 Active 236 DOM
3. 2026-06-17
   days on market $135,000 Active 235 DOM
4. 2026-06-16
   days on market $135,000 Active 234 DOM
5. 2026-06-15
   days on market $135,000 Active 233 DOM
6. 2026-06-13
   days on market $135,000 Active 231 DOM
7. 2026-06-09
   days on market $135,000 Active 227 DOM
8. 2026-06-08
   days on market $135,000 Active 226 DOM
9. 2026-06-07
   days on market $135,000 Active 225 DOM
10. 2026-06-04
    days on market $135,000 Active 222 DOM
11. 2026-06-03
    days on market $135,000 Active 221 DOM
12. 2026-06-02
    days on market $135,000 Active 220 DOM
13. 2026-06-01
    days on market $135,000 Active 219 DOM
14. 2026-05-31
    days on market $135,000 Active 218 DOM
15. 2026-01-16
    status Back on Market 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

16. 2025-03-12
    soldstatus
17. 2025-02-08
    status Pending 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

18. 2025-01-11
    price $135,000 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

19. 2024-12-05
    price $165,000 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

20. 2024-11-18
    listed $175,000 New 211-char remark

    Show marketing remark (211 chars)

    Great investment opportunity! This home is located on a corner lot, 3 miles from The Pearl Brewery, 2 miles from the Alamodome and 1 mile from St. Philips College. Location! Location! Location! MOTIVATED SELLER!

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$462/yr (+$39/mo · 23.0%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,781
• − Mortgage interest: −$7,562
• − Property taxes: −$2,008
• − Insurance: −$675
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$3,927
• Taxable income: $2,443
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,862/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-22.9% since first listed

6 events — show timeline

• 2026-01-16 Relisted — LERA
• 2025-03-12 Sold (Public Records) — Public Records
• 2025-02-08 Pending — LERA
• 2025-01-11 Price Changed $135,000 LERA
• 2024-12-05 Price Changed $165,000 LERA
• 2024-11-18 Listed $175,000 LERA

Property tax history

+3.3%/yr

Latest (2025): $2,008 · +10.0% YoY. Source: county tax records.