3806 W Martin · San Antonio, TX 78207

$93,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 59 Days on market

Built 1950 4,617 sqft lot Est $92k · at est.

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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).

• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• 1% rule +4.7/10.0
• Rent growth +4.4/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Cozy 2 bedroom home on the city's west side. This home features a very nice driveway. Brand new cabinets. The inside was completely redone and move in ready.

Key facts

• Hvac mini-split unit
• Single story
• 4,617 sq ft lot

Tags

• SINGLE STORY
• WOOD LAMINATE FLOORING
• HVAC MINI-SPLIT UNIT
• CLOSE TO MAJOR HIGHWAYS
• STONE'S THROW FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $0 ($3/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (2.8% below list).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Ogden El (math 4% / reading 9%, grade F, #4,313 of 4,322 statewide, top 100%, 384 students, 97% FRL, charter); Fox Technical H S (math 8% / reading 42%, grade F, #1,260 of 1,632 statewide, top 77%, 499 students, 87% FRL, charter).
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 16 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).

Forward outlook

• In year one you build about $10k of equity ($643 loan paydown + $9k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.97% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $92,064
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3806 W Martin	0.00mi	2/1.0	672 (0%)	1mo	$93,000	$138	99
223 SW 19th St	0.39mi	2/1.0	680 (+1%)	13mo	$72,000	$106	69
1418 Rivas	0.54mi	2/1.0	696 (+4%)	2mo	$139,900	$201	68
511 N Spring St	0.36mi	1/1.0 (-1)	658 (-2%)	10mo	$90,000	$137	67
2039 Lyons	0.60mi	2/1.0	672 (0%)	10mo	$65,000	$97	64
919 Monclova Aly	0.44mi	3/1.0 (+1)	650 (-3%)	8mo	$94,900	$146	62
1524 Delgado	0.46mi	2/1.0	720 (+7%)	16mo	$75,000	$104	54
1809 Arbor	0.42mi	2/1.0	576 (-14%)	4mo	$99,000	$172	53
1414 Rivas	0.54mi	2/1.0	600 (-11%)	9mo	$85,000	$142	49
1710 Ruiz St	0.45mi	2/1.0	757 (+13%)	18mo	$90,000	$119	43
2230 Poplar	0.69mi	1/1.0 (-1)	587 (-13%)	8mo	$49,900	$85	35

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

Projected returns pro-forma

10.0% appreciation · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.12×
• Total profit: $55,229
• Equity at exit: $83,782

10-year hold

• IRR: 24.4%
• Equity multiple: 7.67×
• Total profit: $173,787
• Equity at exit: $180,679

Cash invested: $26,040 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$488
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $0

Break-even live

Break-even rent $903

Max offer price $93,000

Occupancy floor 95%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	2d	1	0.37mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	0.60mi
1218 NW 23rd St Unit 2 San Antonio, TX	1.0	10.5	548	$950	$1.73	23d	1	0.63mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	43d	1	0.78mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	10d	1	0.85mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	43d	1	0.85mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	0.93mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	0.96mi
816 Rivas St Unit C San Antonio, TX	2.0	1.0	500	$750	$1.50	43d	1	1.07mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	4d	1	1.07mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	16d	1	1.07mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	23d	1	1.07mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	23d	1	1.10mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	4d	1	1.23mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	17d	1	1.23mi
1750 W Craig Pl San Antonio, TX	1.0	1.0	420	$990	$2.36	43d	1	1.47mi

Listing history 12 events

1. 2026-04-14
   status Pending
2. 2026-04-04
   historical Active Option
3. 2026-02-13
   listed $93,000 New
4. 2018-05-09
   soldstatus
5. 2018-05-08
   soldstatus Sold 157-char remark

   Show marketing remark (157 chars)

   Cozy 2 bedroom home on the city's west side. This home features a very nice driveway. Brand new cabinets. The inside was completely redone and move in ready.

6. 2018-04-20
   status Pending 157-char remark

   Show marketing remark (157 chars)

   Cozy 2 bedroom home on the city's west side. This home features a very nice driveway. Brand new cabinets. The inside was completely redone and move in ready.

7. 2018-04-02
   historical Active Option 157-char remark

   Show marketing remark (157 chars)

   Cozy 2 bedroom home on the city's west side. This home features a very nice driveway. Brand new cabinets. The inside was completely redone and move in ready.

8. 2018-03-07
   listed $74,000 New 157-char remark

   Show marketing remark (157 chars)

   Cozy 2 bedroom home on the city's west side. This home features a very nice driveway. Brand new cabinets. The inside was completely redone and move in ready.

9. 2012-12-12
   soldstatus
10. 2012-12-11
    soldstatus 269-char remark

    Show marketing remark (269 chars)

    CALL CSS FOR INSTRUCTIONS: Please Use First American Title Company: Rita Desselle | Escrow Officer | Escrow Asst.: Kim Aplet | Request Seller's Disclosure Notice. Will be in Associated Docs. APPOINTMENT REQUIRED. Easy to show. Proof of funds required with all offers.

11. 2012-11-20
    listed $30,000 269-char remark

    Show marketing remark (269 chars)

    CALL CSS FOR INSTRUCTIONS: Please Use First American Title Company: Rita Desselle | Escrow Officer | Escrow Asst.: Kim Aplet | Request Seller's Disclosure Notice. Will be in Associated Docs. APPOINTMENT REQUIRED. Easy to show. Proof of funds required with all offers.

12. 2012-11-20
    historical 269-char remark

    Show marketing remark (269 chars)

    CALL CSS FOR INSTRUCTIONS: Please Use First American Title Company: Rita Desselle | Escrow Officer | Escrow Asst.: Kim Aplet | Request Seller's Disclosure Notice. Will be in Associated Docs. APPOINTMENT REQUIRED. Easy to show. Proof of funds required with all offers.

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $10,844
• − Mortgage interest: −$5,209
• − Property taxes: −$2,246
• − Insurance: −$465
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$2,705
• Taxable loss: −$1,517
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $367/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+210.0% since first listed

12 events — show timeline

• 2026-04-14 Pending — LERA
• 2026-04-04 Contingent — LERA
• 2026-02-13 Listed $93,000 LERA
• 2018-05-09 Sold (Public Records) — Public Records
• 2018-05-08 Sold (MLS) — LERA
• 2018-04-20 Pending — LERA
• 2018-04-02 Contingent — LERA
• 2018-03-07 Listed $74,000 LERA
• 2012-12-12 Sold (Public Records) — Public Records
• 2012-12-11 Sold (MLS) — LERA
• 2012-11-20 Listing Removed — LERA
• 2012-11-20 Listed $30,000 LERA

Property tax history

+7.9%/yr

Latest (2025): $2,246 · -7.2% YoY. Source: county tax records.