834 Iowa · San Antonio, TX 78203

$160,000

3 bd · 2.0 ba · 2,216 sqft · SingleFamily public records · 143 Days on market

Built 1925 5,967 sqft lot $72/sqft · 52% below area ↓ 3% 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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Two story properties in Downtown San Antonio. Corner lot with 4 sides stucco exterior masonry. Investment property in need of complete renovation. Detached garage in need of repair. Covered front porch.

Key facts

• 5,967 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+10.9%/yr); 99 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,067/mo this rent would consume 70% of the median local household income ($36k/yr) (locally 470% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.8% of price; built in 1925 — 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.29% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (median comp): $335,710
• List price: $160,000
• Delta: -52.34%
• 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
1018 Wyoming	0.42mi	3/2.5	2,112 (-5%)	1mo	$420,000	$199	70
926 Martin Luther King Dr	0.20mi	3/2.5	1,982 (-11%)	10mo	$290,000	$146	63
156 Porter St	0.43mi	4/2.0 (+1)	2,194 (-1%)	16mo	$150,000	$68	60
1118 Wyoming St	0.38mi	3/3.0	2,040 (-8%)	12mo	$269,900	$132	55
1520 Virginia Blvd	0.66mi	4/3.0 (+1)	2,280 (+3%)	3mo	$400,000	$175	53
222 S Olive St #2102	0.44mi	3/3.5	2,073 (-6%)	12mo	$740,000	$357	52
222 S Olive St #2101	0.44mi	3/3.5	2,073 (-6%)	16mo	$735,000	$355	50
222 S Olive St #1102	0.44mi	3/3.5	2,073 (-6%)	17mo	$725,000	$350	48
211 Piedmont Ave	0.44mi	3/2.0	1,976 (-11%)	16mo	$325,000	$164	48
203 Denver	0.58mi	3/2.5	1,929 (-13%)	3mo	$419,000	$217	47
416 Denver Blvd	0.51mi	3/3.0	2,358 (+6%)	19mo	$165,000	$70	46
1521 S Mesquite St	0.70mi	3/2.5	1,943 (-12%)	14mo	$109,900	$57	33

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

Projected returns pro-forma

1.34% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.87×
• Total profit: $38,947
• Equity at exit: $57,433

10-year hold

• IRR: 22.4%
• Equity multiple: 4.26×
• Total profit: $146,187
• Equity at exit: $78,547

Cash invested: $44,800 (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

• Home prices YoY: 0.5%
• Rents YoY: 10.9%
• Active inventory: 99
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$839
• Tax from tax record: −$377 /mo · $4,530/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $349

Break-even live

Break-even rent $1,624

Max offer price $160,000

Occupancy floor 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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Gravel St San Antonio, TX	4.0	3.5	1936	$2,095	$1.08	4d	1	0.07mi
707 S Olive St Unit B San Antonio, TX	3.0	2.0	2054	$1,500	$0.73	44d	1	0.18mi
326 Cactus St San Antonio, TX	3.0	2.5	2059	$2,500	$1.21	24d	1	0.20mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	17d	1	0.21mi
507 S Palmetto San Antonio, TX	3.0	2.5	2720	$1,230	$0.45	3d	1	0.25mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	4d	1	0.25mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	24d	1	0.28mi
1138 Iowa St San Antonio, TX	3.0	2.0	1505	$1,650	$1.10	24d	1	0.31mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	43d	1	0.37mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	43d	1	0.42mi
222 S Olive St San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	43d	1	0.43mi
222 S Olive St #1102 San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	43d	1	0.43mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	11d	1	0.44mi
827 Florida St Unit 101 San Antonio, TX	3.0	2.5	1426	$1,950	$1.37	43d	1	0.51mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.52mi
204 S Hackberry St Unit 204-A S Hackberry San Antonio, TX	4.0	2.0	2658	$1,550	$0.58	44d	1	0.54mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	0.55mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.56mi
1210 S New Braunfels Ave San Antonio, TX	3.0	2.5	2790	$1,500	$0.54	43d	1	0.57mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.59mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	43d	1	0.59mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	16d	1	0.63mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.73mi
612 Leigh St San Antonio, TX	4.0	3.0	2357	$4,000	$1.70	43d	1	0.77mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	43d	1	0.82mi
1726 S Olive St San Antonio, TX	3.0	3.5	2015	$2,800	$1.39	24d	1	0.84mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	24d	1	0.86mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	24d	1	0.93mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	0.96mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.96mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	2d	1	0.96mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	12d	1	0.96mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	12d	1	0.96mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	3.5	1500	$1,800	$1.20	4d	1	0.96mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	24d	1	0.97mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	20d	1	0.97mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.99mi
311 Refugio St #101 San Antonio, TX	3.0	2.5	1556	$3,200	$2.06	17d	1	1.02mi
423 N Mesquite St San Antonio, TX	3.0	2.5	1925	$1,750	$0.91	12d	1	1.03mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	24d	1	1.04mi

Listing history 22 events

1. 2026-06-18
   days on market $160,000 Active 143 DOM
2. 2026-06-17
   days on market $160,000 Active 142 DOM
3. 2026-06-16
   days on market $160,000 Active 141 DOM
4. 2026-06-15
   days on market $160,000 Active 140 DOM
5. 2026-06-13
   days on market $160,000 Active 138 DOM
6. 2026-06-09
   days on market $160,000 Active 134 DOM
7. 2026-06-08
   days on market $160,000 Active 133 DOM
8. 2026-06-07
   days on market $160,000 Active 132 DOM
9. 2026-06-04
   days on market $160,000 Active 129 DOM
10. 2026-06-03
    days on market $160,000 Active 128 DOM
11. 2026-06-02
    days on market $160,000 Active 127 DOM
12. 2026-06-01
    days on market $160,000 Active 126 DOM
13. 2026-05-31
    days on market $160,000 Active 125 DOM
14. 2026-05-10
    price $160,000 202-char remark

    Show marketing remark (202 chars)

    Two story properties in Downtown San Antonio. Corner lot with 4 sides stucco exterior masonry. Investment property in need of complete renovation. Detached garage in need of repair. Covered front porch.

15. 2026-04-30
    status Back on Market 202-char remark

    Show marketing remark (202 chars)

    Two story properties in Downtown San Antonio. Corner lot with 4 sides stucco exterior masonry. Investment property in need of complete renovation. Detached garage in need of repair. Covered front porch.

16. 2026-04-18
    historical Active Option 202-char remark

    Show marketing remark (202 chars)

    Two story properties in Downtown San Antonio. Corner lot with 4 sides stucco exterior masonry. Investment property in need of complete renovation. Detached garage in need of repair. Covered front porch.

17. 2026-01-26
    listed $165,000 New 202-char remark

    Show marketing remark (202 chars)

    Two story properties in Downtown San Antonio. Corner lot with 4 sides stucco exterior masonry. Investment property in need of complete renovation. Detached garage in need of repair. Covered front porch.

18. 2023-11-02
    soldstatus
19. 2022-08-04
    soldstatus
20. 2022-08-04
    soldstatus
21. 2005-05-10
    soldstatus
22. 2004-10-12
    soldstatus

ⓘ 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: $4,530 · $377/mo
• Projected year-2 tax: $4,530 · $377/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 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: $24,798
• − Mortgage interest: −$8,962
• − Property taxes: −$4,530
• − Insurance: −$800
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$4,655
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,740/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): 5,200
• Household income: $35,536
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 470.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 37% Black 8% White 7% Native American 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 3%
• Common ancestry: Portuguese 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 1.34%
• Current HPI: 257.4183
• Rent YoY: ▲ 10.86%
• 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

-3.0% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $160,000 LERA
• 2026-04-30 Relisted — LERA
• 2026-04-18 Contingent — LERA
• 2026-01-26 Listed $165,000 LERA
• 2023-11-02 Sold (Public Records) — Public Records
• 2022-08-04 Sold (Public Records) — Public Records
• 2022-08-04 Sold (Public Records) — Public Records
• 2005-05-10 Sold (Public Records) — Public Records
• 2004-10-12 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,530 · +0.0% YoY. Source: county tax records.