127 Grecian Dr · San Antonio, TX 78223

$129,900

3 bd · 2.0 ba · 1,864 sqft · SingleFamily public records · 79 Days on market

Built 1953 7,405 sqft lot $70/sqft · 31% below area Est $189k · 31% under

---

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).

• Cash flow +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• DSCR +7.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Cash only. Sale AS IS! SPACIOUS HOME! Convenient location to downtown. Quiet neighborhood. An eclectic and unique home.

Key facts

• Unique home
• Convenient location
• Quiet neighborhood

Tags

• CONVENIENT LOCATION
• QUIET NEIGHBORHOOD
• UNIQUE HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• 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 falling (-3.4%/yr); 325 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($122k) 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 3.9% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 1.33% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 6.3

CMA / ARV

• ARV (median comp): $188,947
• List price: $129,900
• Delta: -31.25%
• 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
311 Ryan	0.44mi	4/2.0 (+1)	1,805 (-3%)	3mo	$180,600	$100	67
140 Golden Crown	0.04mi	4/1.5 (+1)	1,590 (-15%)	4mo	$115,000	$72	64
201 Archimedes Dr	0.13mi	3/2.0	1,679 (-10%)	20mo	$150,000	$89	61
218 Ryan Dr	0.32mi	4/2.0 (+1)	1,683 (-10%)	13mo	$245,000	$146	53
2603 Monticello Ct	0.46mi	3/2.0	1,716 (-8%)	16mo	$149,900	$87	52
3403 Bob Billa	0.70mi	3/2.0	2,034 (+9%)	2mo	$120,840	$59	51
839 Pennystone Ave	0.64mi	3/2.0	1,950 (+5%)	20mo	$235,000	$121	45
674 Mcdougal	0.69mi	3/2.0	1,656 (-11%)	6mo	$199,999	$121	44
306 Metz Ave	0.43mi	4/2.0 (+1)	1,595 (-14%)	14mo	$199,000	$125	39
750 Cravens Ave	0.61mi	3/2.0	1,584 (-15%)	12mo	$140,000	$88	37
143 Glamis	0.73mi	3/2.0	1,589 (-15%)	12mo	$249,000	$157	32
131 Hartford	0.73mi	3/1.0	1,593 (-14%)	11mo	$175,000	$110	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-12,625
• Equity at exit: $19,369

10-year hold

• IRR: -6.5%
• Equity multiple: 0.65×
• Total profit: $-12,698
• Equity at exit: $11,231

Cash invested: $36,372 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$681
• Tax from tax record: −$423 /mo · $5,072/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $209

Break-even live

Break-even rent $1,466

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $282	-5% $246	+0% $209	+5% $172	+10% $135
Rent	-10% $72	-5% $141	+0% $209	+5% $277	+10% $346
Rate	-1.0pp $274	-0.5pp $242	base $209	+0.5pp $175	+1.0pp $141

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Ryan Dr San Antonio, TX	4.0	2.0	1800	$1,900	$1.06	18d	1	0.46mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	11d	1	0.64mi
4015 Meeks Ave San Antonio, TX	3.0	2.0	1650	$1,675	$1.02	44d	1	0.76mi
3815 Bremen Ave San Antonio, TX	3.0	2.0	1590	$1,495	$0.94	24d	1	0.88mi
4515 Golf View Dr San Antonio, TX	3.0	2.5	1781	$1,799	$1.01	15d	1	0.91mi
6222 S New Braunfels Ave San Antonio, TX	1.0–4.0	1.0–2.0	1258	$1,359	$1.08	10d	12	0.91mi
271 Kate Schenck Ave San Antonio, TX	3.0	2.0	1250	$1,450	$1.16	21d	1	1.07mi
534 Cosgrove St San Antonio, TX	3.0	2.0	1430	$1,875	$1.31	44d	1	1.12mi
312 Avondale Ave San Antonio, TX	3.0	3.0	1757	$2,000	$1.14	17d	1	1.25mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	44d	1	1.35mi
1050 Vanderbilt St San Antonio, TX	4.0	2.0	1508	$1,850	$1.23	24d	1	1.42mi
3814 Gayle Ave San Antonio, TX	4.0	2.0	1686	$2,100	$1.25	18d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $129,900 Active 79 DOM
2. 2026-06-17
   days on market $129,900 Active 78 DOM
3. 2026-06-16
   days on market $129,900 Active 77 DOM
4. 2026-06-15
   days on market $129,900 Active 76 DOM
5. 2026-06-13
   days on market $129,900 Active 74 DOM
6. 2026-06-09
   days on market $129,900 Active 70 DOM
7. 2026-06-08
   days on market $129,900 Active 69 DOM
8. 2026-06-07
   days on market $129,900 Active 68 DOM
9. 2026-06-04
   days on market $129,900 Active 65 DOM
10. 2026-06-03
    days on market $129,900 Active 64 DOM
11. 2026-06-02
    days on market $129,900 Active 63 DOM
12. 2026-06-01
    days on market $129,900 Active 62 DOM
13. 2026-05-31
    days on market $129,900 Active 61 DOM
14. 2026-03-31
    listed $129,900 New 140-char remark

    Show marketing remark (140 chars)

    INVESTOR SPECIAL! Cash only. Sale AS IS! SPACIOUS HOME! Convenient location to downtown. Quiet neighborhood. An eclectic and unique home.

15. 2025-06-17
    historical
16. 2025-02-28
    listed $109,900 New
17. 2017-06-21
    soldstatus
18. 2016-06-28
    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: $5,072 · $423/mo
• Projected year-2 tax: $5,072 · $423/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $20,764
• − Mortgage interest: −$7,276
• − Property taxes: −$5,072
• − Insurance: −$650
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$3,779
• Taxable income: $665
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,348/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

+18.2% since first listed

5 events — show timeline

• 2026-03-31 Listed $129,900 LERA
• 2025-06-17 Listing Removed — LERA
• 2025-02-28 Listed $109,900 LERA
• 2017-06-21 Sold (Public Records) — Public Records
• 2016-06-28 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,072 · -2.2% YoY. Source: county tax records.