5410 S Flores · San Antonio, TX 78214

$114,900

3 bd · 3.0 ba · 2,352 sqft · SingleFamily public records · 98 Days on market

Built 1928 9,757 sqft lot $49/sqft · 62% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for your next project. Look into this multi family property. Sitting on a large corner lot in the Harlandale neighborhood. Close to downtown, the missions. Easy access to IH 35 South Hwy 90 and IH 10 East

Key facts

• Large corner lot
• Close to downtown
• 9,757 sq ft lot

Tags

• MULTI FAMILY PROPERTY
• LARGE CORNER LOT
• HARLANDALE NEIGHBORHOOD
• CLOSE TO DOWNTOWN
• EASY ACCESS TO IH 35 SOUTH
• EASY ACCESS TO IH 10 EAST

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 145 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 43% of the median local income ($45k/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 $794 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $110k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $299,627
• List price: $114,900
• Delta: -61.65%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 E Sayers	0.21mi	3/2.0	2,200 (-6%)	6mo	$150,000	$68	70
313 Mary	0.42mi	3/2.0	2,112 (-10%)	22mo	$224,900	$106	40
133 Rosebud Ln	0.70mi	3/2.0	2,182 (-7%)	23mo	$315,000	$144	32

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: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,578
• Equity at exit: $17,132

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $49,033
• Equity at exit: $9,934

Cash invested: $32,172 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $474

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 65%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 E Sayers Ave San Antonio, TX	3.0	2.0	2200	$2,200	$1.00	22d	1	0.19mi
5113 Sierra St Unit 3 San Antonio, TX	2.0	1.0	3000	$800	$0.27	4d	1	0.23mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	2444	$1,450	$0.59	20d	1	0.36mi
108 Beatrice Ave Unit 102 San Antonio, TX	3.0	1.0	2444	$1,250	$0.51	20d	1	0.36mi
511 E Sayers Ave San Antonio, TX	4.0	2.0	1748	$1,675	$0.96	24d	1	0.46mi
123 Fairview Ave #3 San Antonio, TX	3.0	2.5	1776	$1,800	$1.01	44d	1	1.41mi

Listing history 36 events

1. 2026-05-13
   price $114,900 214-char remark

   Show marketing remark (214 chars)

   Looking for your next project. Look into this multi family property. Sitting on a large corner lot in the Harlandale neighborhood. Close to downtown, the missions. Easy access to IH 35 South Hwy 90 and IH 10 East

2. 2026-04-10
   price $149,900 214-char remark

   Show marketing remark (214 chars)

   Looking for your next project. Look into this multi family property. Sitting on a large corner lot in the Harlandale neighborhood. Close to downtown, the missions. Easy access to IH 35 South Hwy 90 and IH 10 East

3. 2026-02-19
   listed $224,900 New 214-char remark

   Show marketing remark (214 chars)

   Looking for your next project. Look into this multi family property. Sitting on a large corner lot in the Harlandale neighborhood. Close to downtown, the missions. Easy access to IH 35 South Hwy 90 and IH 10 East

4. 2024-10-23
   historical
5. 2024-09-27
   price $306,500
6. 2024-09-25
   price $295,000
7. 2024-09-24
   status Back on Market
8. 2024-09-03
   historical
9. 2024-08-24
   price $339,999
10. 2024-08-13
    price $349,999
11. 2024-07-30
    price $354,999
12. 2024-07-22
    price $359,500
13. 2024-07-14
    price $365,000
14. 2024-06-12
    price $370,000
15. 2024-05-28
    price $375,000
16. 2024-05-06
    price $385,000
17. 2024-04-23
    listed $400,000 New
18. 2023-05-16
    soldstatus Sold
19. 2023-05-12
    soldstatus
20. 2023-04-08
    status Pending
21. 2023-03-25
    historical Active Option
22. 2023-03-20
    listed $360,000 New
23. 2022-12-02
    historical
24. 2018-12-27
    soldstatus
25. 2018-04-09
    soldstatus
26. 2018-04-06
    soldstatus
27. 2016-07-08
    soldstatus
28. 2016-02-18
    soldstatus $250,000
29. 2009-06-16
    historical
30. 2008-04-18
    listed $90,000
31. 2006-11-22
    soldstatus
32. 2006-11-06
    soldstatus
33. 2006-09-22
    historical
34. 2006-06-20
    listed $90,000
35. 2004-11-29
    soldstatus
36. 2003-06-13
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $19,258
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,343
• Taxable income: $4,100
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,701/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% English-only · Spanish 54%

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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

+27.7% since first listed

36 events — show timeline

• 2026-05-13 Price Changed $114,900 LERA
• 2026-04-10 Price Changed $149,900 LERA
• 2026-02-19 Listed $224,900 LERA
• 2024-10-23 Listing Removed — LERA
• 2024-09-27 Price Changed $306,500 LERA
• 2024-09-25 Price Changed $295,000 LERA
• 2024-09-24 Relisted — LERA
• 2024-09-03 Listing Removed — LERA
• 2024-08-24 Price Changed $339,999 LERA
• 2024-08-13 Price Changed $349,999 LERA
• 2024-07-30 Price Changed $354,999 LERA
• 2024-07-22 Price Changed $359,500 LERA
• 2024-07-14 Price Changed $365,000 LERA
• 2024-06-12 Price Changed $370,000 LERA
• 2024-05-28 Price Changed $375,000 LERA
• 2024-05-06 Price Changed $385,000 LERA
• 2024-04-23 Listed $400,000 LERA
• 2023-05-16 Sold (MLS) — LERA
• 2023-05-12 Sold (Public Records) — Public Records
• 2023-04-08 Pending — LERA
• 2023-03-25 Contingent — LERA
• 2023-03-20 Listed $360,000 LERA
• 2022-12-02 Rental Removed — RENT.
• 2018-12-27 Sold (Public Records) — Public Records
• 2018-04-09 Sold (Public Records) — Public Records
• 2018-04-06 Sold (Public Records) — Public Records
• 2016-07-08 Sold (Public Records) — Public Records
• 2016-02-18 Sold (Public Records) $250,000 Public Records
• 2009-06-16 Listing Removed — LERA
• 2008-04-18 Listed $90,000 LERA
• 2006-11-22 Sold (MLS) — LERA
• 2006-11-06 Sold (Public Records) — Public Records
• 2006-09-22 Listing Removed — LERA
• 2006-06-20 Listed $90,000 LERA
• 2004-11-29 Sold (Public Records) — Public Records
• 2003-06-13 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $8,243 · -3.9% YoY. Source: county tax records.