723 Larry · San Antonio, TX 78202

$86,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 293 Days on market

Built 1955 5,183 sqft lot $85/sqft · 49% below area Est $167k · 49% under ↓ 13% since listing

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Why this score? — see what drove the A 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Great value near Ft. Sam Houston, Brooks AFB, AT&T Center, The Pearl, and downtown San Antonio. Home is being sold as is. Property is priced to sell.

Key facts

• 5,183 sq ft lot
• Built 1955
• Listed 293 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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 (+8.2%/yr); 196 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($595 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 + 8.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 293 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1955 — 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 $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 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 1955 — 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: 1.49% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.21%
• DSCR: 1.68
• GRM: 5.6

CMA / ARV

• ARV (median comp): $167,160
• List price: $86,000
• Delta: -48.55%
• 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 Hudson	0.37mi	3/2.0 (+1)	1,008 (0%)	9mo	$170,000	$169	66
2710 E Houston St	0.56mi	3/1.0 (+1)	1,017 (+1%)	2mo	$185,000	$182	66
2354 Burnet	0.37mi	3/1.0 (+1)	1,046 (+4%)	11mo	$150,000	$143	62
218 Coleman	0.70mi	2/1.0	980 (-3%)	1mo	$200,000	$204	62
1102 Onslow	0.47mi	3/2.0 (+1)	995 (-1%)	6mo	$119,950	$121	62
2118 Burnet	0.33mi	3/2.5 (+1)	1,088 (+8%)	3mo	$130,000	$119	58
1607 Hays	0.56mi	2/1.0	892 (-12%)	0mo	$145,000	$163	54
2055 E Crockett St	0.65mi	3/1.0 (+1)	1,054 (+5%)	5mo	$120,000	$114	53
632 Canton	0.67mi	2/1.0	920 (-9%)	10mo	$70,000	$76	46
431 Blue Bonnet	0.51mi	2/1.0	876 (-13%)	10mo	$139,500	$159	46
1901 Nolan	0.58mi	3/1.0 (+1)	1,116 (+11%)	10mo	$160,000	$143	42
1531 Burnet	0.70mi	2/2.0	913 (-9%)	7mo	$215,000	$235	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 4.04×
• Total profit: $73,152
• Equity at exit: $77,476

10-year hold

• IRR: 35.2%
• Equity multiple: 10.02×
• Total profit: $217,106
• Equity at exit: $167,079

Cash invested: $24,080 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$451
• Tax from tax record: −$221 /mo · $2,658/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $305

Break-even live

Break-even rent $897

Max offer price $86,000

Occupancy floor 71%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	14d	1	0.23mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.25mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	43d	1	0.26mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	20d	1	0.28mi
1223 N Walters St Unit 610 San Antonio, TX	1.0	1.0	732	$877	$1.20	3d	1	0.29mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.29mi
1010 Locke St Unit 610 San Antonio, TX	1.0	1.0	715	$731	$1.02	3d	1	0.31mi
1010 Locke St Unit 710 San Antonio, TX	2.0	2.0	950	$879	$0.93	3d	1	0.31mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.33mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	43d	1	0.34mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	43d	1	0.35mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	43d	1	0.38mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	43d	1	0.39mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	17d	1	0.43mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	23d	1	0.43mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	17d	1	0.44mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	43d	1	0.45mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	43d	1	0.51mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	23d	1	0.51mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	21d	1	0.51mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	23d	1	0.51mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.51mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	0.51mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	12d	1	0.51mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	14d	1	0.52mi
1326 Ervin St San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	3d	1	0.57mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	23d	1	0.57mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	14d	1	0.58mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	43d	1	0.62mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	23d	1	0.62mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	43d	1	0.62mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.64mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	23d	1	0.64mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	43d	1	0.68mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	21d	1	0.70mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	14d	1	0.72mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	23d	1	0.72mi
508 Bee St San Antonio, TX	3.0	1.0	828	$995	$1.20	17d	1	0.77mi
508 Bee St Unit 508-b San Antonio, TX	3.0	1.0	828	$995	$1.20	43d	1	0.77mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	23d	1	0.77mi

Listing history 19 events

1. 2026-06-18
   days on market $86,000 Active 293 DOM
2. 2026-06-17
   days on market $86,000 Active 292 DOM
3. 2026-06-16
   days on market $86,000 Active 291 DOM
4. 2026-06-15
   days on market $86,000 Active 290 DOM
5. 2026-06-13
   days on market $86,000 Active 288 DOM
6. 2026-06-09
   days on market $86,000 Active 284 DOM
7. 2026-06-08
   days on market $86,000 Active 283 DOM
8. 2026-06-07
   days on market $86,000 Active 282 DOM
9. 2026-06-04
   days on market $86,000 Active 279 DOM
10. 2026-06-03
    days on market $86,000 Active 278 DOM
11. 2026-06-02
    days on market $86,000 Active 277 DOM
12. 2026-06-01
    days on market $86,000 Active 276 DOM
13. 2026-05-31
    days on market $86,000 Active 275 DOM
14. 2026-05-09
    status Back on Market 153-char remark

    Show marketing remark (153 chars)

    Great value near Ft. Sam Houston, Brooks AFB, AT&T Center, The Pearl, and downtown San Antonio. Home is being sold as is. Property is priced to sell.

15. 2026-03-05
    status Pending 153-char remark

    Show marketing remark (153 chars)

    Great value near Ft. Sam Houston, Brooks AFB, AT&T Center, The Pearl, and downtown San Antonio. Home is being sold as is. Property is priced to sell.

16. 2026-02-18
    price $86,000 153-char remark

    Show marketing remark (153 chars)

    Great value near Ft. Sam Houston, Brooks AFB, AT&T Center, The Pearl, and downtown San Antonio. Home is being sold as is. Property is priced to sell.

17. 2025-06-26
    listed $99,000 New 153-char remark

    Show marketing remark (153 chars)

    Great value near Ft. Sam Houston, Brooks AFB, AT&T Center, The Pearl, and downtown San Antonio. Home is being sold as is. Property is priced to sell.

18. 2003-09-12
    soldstatus
19. 2003-08-11
    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: $2,658 · $221/mo
• Projected year-2 tax: $2,658 · $221/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,397
• − Mortgage interest: −$4,817
• − Property taxes: −$2,658
• − Insurance: −$430
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,502
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,057/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

-13.1% since first listed

6 events — show timeline

• 2026-05-09 Relisted — LERA
• 2026-03-05 Pending — LERA
• 2026-02-18 Price Changed $86,000 LERA
• 2025-06-26 Listed $99,000 LERA
• 2003-09-12 Sold (Public Records) — Public Records
• 2003-08-11 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $2,658 · -2.0% YoY. Source: county tax records.