3010 Neptune St · San Antonio, TX 78226

$59,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 3 Days on market

Built 1962 5,941 sqft lot Est $117k · 50% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Attention investors, flippers, and handy buyers! This 2-bedroom, 1-bath home offers tremendous potential for those looking to add value through renovations and updates. With solid bones and plenty of opportunity to customize, this property is perfect for a fix-and-flip project, rental investment, or long-term hold strategy. Conveniently located near schools, shopping, dining, and major transportation routes, the property's location adds to its investment appeal. Property is being sold as-is.

Key facts

• 5,941 sq ft lot
• Built 1962
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-level living)
• Construction: Built in 1962; Cement siding; Slab foundation; Composition roof
• Exterior features: Subdivision lot

Interior

• Bedrooms: Two bedrooms on the first level (each approx. 10 x 10)
• Bathrooms: One full bathroom
• Interior features: Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $59k).
• Cap rate 11.7% 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: George E Kelly El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 227 students, 94% FRL); Harris Middle (math 11% / reading 23%, grade F, #1,520 of 1,662 statewide, top 92%, 762 students, 94% FRL, charter); Burbank H S (math 9% / reading 20%, grade F, #1,522 of 1,632 statewide, top 94%, 1,319 students, 90% FRL, charter).
• Market conditions: 7 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $408 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price.
• 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 $59,000

Questions for the listing agent

1. Built in 1962 — 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: 1.69% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.47%
• DSCR: 1.87
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $116,928
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3102 Neptune	0.05mi	2/1.0	672 (0%)	1mo	$69,000	$103	96
3111 Mars	0.04mi	2/1.0	672 (0%)	5mo	$150,000	$223	94
2263 19th	0.39mi	2/1.0	720 (+7%)	6mo	$50,000	$69	66
834 Jennings	0.31mi	2/1.0	756 (+12%)	8mo	$125,000	$165	58
553 Barrett	0.64mi	2/1.0	660 (-2%)	13mo	$138,900	$210	57
557 Barrett	0.63mi	2/1.0	748 (+11%)	8mo	$129,900	$174	45
439 Walton Ave	0.65mi	2/1.0	720 (+7%)	22mo	$149,000	$207	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.57×
• Total profit: $9,434
• Equity at exit: $10,749

10-year hold

• IRR: 21.4%
• Equity multiple: 2.95×
• Total profit: $32,159
• Equity at exit: $8,518

Cash invested: $16,520 (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 78226

• Home prices YoY: -0.9%
• Active inventory: 7
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$309
• Tax from tax record: −$187 /mo · $2,239/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $268

Break-even live

Break-even rent $659

Max offer price $59,000

Occupancy floor 68%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	43d	1	0.43mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	4d	1	0.94mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	23d	1	0.94mi
330 Barrett Pl San Antonio, TX	1.0	1.0	400	$900	$2.25	12d	1	0.98mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.99mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	23d	1	1.33mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	1.47mi

Listing history 5 events

1. 2026-06-19
   price $59,000 Active 3 DOM
2. 2026-06-18
   days on market $62,000 Active 3 DOM
3. 2026-06-17
   days on market $62,000 Active 2 DOM
4. 2026-06-16
   remarks 496-char remark
5. 2026-06-16
   listed $62,000 Active 1 DOM

ⓘ 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: $2,239 · $187/mo
• Projected year-2 tax: $2,239 · $187/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 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: $11,980
• − Mortgage interest: −$3,305
• − Property taxes: −$2,239
• − Insurance: −$295
• − Repairs & maintenance: −$958
• − Management: −$958
• − Depreciation: −$1,716
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,615/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
• City population: 1,806,925
• Population (ZIP): 6,907

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 27% White 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Portuguese 1%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 50%

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: ▼ -2.26%
• Current HPI: 244.9905
• 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

+37.8% since first listed

16 events — show timeline

• 2026-06-15 Listed $62,000 HARMLS
• 2024-08-14 Listing Removed — LERA
• 2024-06-12 Relisted — LERA
• 2024-05-29 Pending — LERA
• 2024-04-27 Contingent — LERA
• 2024-04-23 Listed $85,000 LERA
• 2016-02-23 Listing Removed — LERA
• 2016-02-03 Relisted — LERA
• 2016-01-22 Pending — LERA
• 2015-12-22 Contingent — LERA
• 2015-12-17 Relisted — LERA
• 2015-10-10 Pending — LERA
• 2015-09-29 Contingent — LERA
• 2015-08-26 Price Changed $39,900 LERA
• 2015-08-11 Listed $45,000 LERA
• 2015-05-05 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,239 · +0.0% YoY. Source: county tax records.