4918 Alma · San Antonio, TX 78222-3004

$130,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 94 Days on market

Built 1951 0.50 ac lot $157/sqft · 22% below area Est $167k · 22% under ↓ 30% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This has great investment potential, half acre lot on very quite street with quick access to 410, restaurants and shops. Open level lot mostly cleared out very serene and peaceful. A nice quiet pocket in South East San Antonio with development potential for duplex or quadplex.

Key facts

• Quiet street
• Quick access to 410
• Half acre lot

Tags

• HALF ACRE LOT
• QUIET STREET
• QUICK ACCESS TO 410

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-14 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (9.4% below list).
• Recommended offer: $118k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($899 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: built in 1951 — 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 $117,751 (9.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $167,489
• List price: $130,000
• Delta: -22.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5422 Abilene Trl	0.67mi	2/2.0	924 (+12%)	18mo	$100,000	$108	30
2815 Kaiser Dr	0.72mi	3/2.0 (+1)	912 (+10%)	16mo	$169,055	$185	28

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: 7.1%
• Equity multiple: 1.41×
• Total profit: $14,785
• Equity at exit: $58,454

10-year hold

• IRR: 9.9%
• Equity multiple: 2.48×
• Total profit: $54,008
• Equity at exit: $90,084

Cash invested: $36,400 (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 78222-3004

• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$682
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-14

Break-even live

Break-even rent $1,196

Max offer price $127,443

Occupancy floor 96%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2825 S WW White Rd San Antonio, TX	2.0	2.0	1007	$927	$0.92	43d	1	0.58mi
4226 Toledo Mist San Antonio, TX	2.0	2.5	944	$1,600	$1.69	23d	1	0.70mi
2819 S WW White Rd Unit 710 San Antonio, TX	2.0	2.0	1007	$1,200	$1.19	2d	1	0.70mi
2819 S WW White Rd Unit 610 San Antonio, TX	1.0	1.0	770	$998	$1.30	2d	1	0.70mi
4243 Family Tree San Antonio, TX	2.0	1.0	900	$1,072	$1.19	4d	8	0.84mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	20d	1	0.99mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	43d	1	1.10mi

Listing history 25 events

1. 2026-06-18
   days on market $130,000 Active 94 DOM
2. 2026-06-17
   days on market $130,000 Active 93 DOM
3. 2026-06-16
   days on market $130,000 Active 92 DOM
4. 2026-06-15
   days on market $130,000 Active 91 DOM
5. 2026-06-13
   days on market $130,000 Active 89 DOM
6. 2026-06-09
   days on market $130,000 Active 85 DOM
7. 2026-06-08
   days on market $130,000 Active 84 DOM
8. 2026-06-07
   days on market $130,000 Active 83 DOM
9. 2026-06-04
   days on market $130,000 Active 80 DOM
10. 2026-06-03
    days on market $130,000 Active 79 DOM
11. 2026-06-02
    days on market $130,000 Active 78 DOM
12. 2026-06-01
    days on market $130,000 Active 77 DOM
13. 2026-05-31
    days on market $130,000 Active 76 DOM
14. 2026-03-16
    listed $130,000 New 279-char remark

    Show marketing remark (279 chars)

    This has great investment potential, half acre lot on very quite street with quick access to 410, restaurants and shops. Open level lot mostly cleared out very serene and peaceful. A nice quiet pocket in South East San Antonio with development potential for duplex or quadplex.

15. 2025-11-26
    historical
16. 2025-04-01
    listed $140,000 New
17. 2024-11-07
    soldstatus
18. 2024-06-19
    historical
19. 2024-04-25
    status Back on Market
20. 2024-04-12
    historical
21. 2023-12-26
    status Back on Market
22. 2023-12-15
    historical Active Option
23. 2023-11-11
    status Back on Market
24. 2023-11-02
    status Pending
25. 2023-03-25
    listed $185,000 New

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,506 · $209/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $14,130
• − Mortgage interest: −$7,282
• − Property taxes: −$2,506
• − Insurance: −$650
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,782
• Taxable loss: −$2,350
• Est. tax savings @ 24.0%: +$564
• After-tax cash flow: $390/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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

-29.7% since first listed

12 events — show timeline

• 2026-03-16 Listed $130,000 LERA
• 2025-11-26 Listing Removed — LERA
• 2025-04-01 Listed $140,000 LERA
• 2024-11-07 Sold (Public Records) — Public Records
• 2024-06-19 Listing Removed — LERA
• 2024-04-25 Relisted — LERA
• 2024-04-12 Listing Removed — LERA
• 2023-12-26 Relisted — LERA
• 2023-12-15 Contingent — LERA
• 2023-11-11 Relisted — LERA
• 2023-11-02 Pending — LERA
• 2023-03-25 Listed $185,000 LERA

Property tax history

+5.4%/yr

Latest (2025): $2,506 · +4.7% YoY. Source: county tax records.