2613 Colima St · San Antonio, TX 78207

$90,000

2 bd · 1.0 ba · 623 sqft · SingleFamily public records · 15 Days on market

Built 1947 1,873 sqft lot Est $70k · 29% over

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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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

Investor opportunity in the heart of San Antonio's Inner West Side - one of the city's most strategically positioned zip codes. Located in 78207, this property sits just minutes from Downtown San Antonio, with quick access to Hwy 90, Cupples Road, and major corridors connecting the entire metro. The 78207 market has been drawing consistent investor attention for good reason. Neighborhoods like Prospect Hill and Palm Heights within 78207 offer a mix of early 20th-century homes and opportunities for renovation or new development, while the area is gaining traction from investors seeking affordable properties with long-term growth potential. he Inner West Side location off Cupples Road and Hwy

Key facts

• Strong rental demand
• Nearby universities
• 1,873 sq ft lot

Tags

• QUICK ACCESS TO HWY 90
• STRONG RENTAL DEMAND
• NEARBY UNIVERSITIES

Property features AI

Exterior

• Utilities: City water and sewer
• Home design: Siding exterior; Pre-owned home; Approximate age: 79 years
• Construction: Slab foundation; Composition roof

Interior

• Kitchen: Eat-in kitchen (approx. 8 x 8)
• Bedrooms: Master bedroom on lower level (approx. 9 x 8); Second bedroom approx. 8 x 8
• Flooring: Vinyl flooring; Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric and natural gas heating
• Interior features: Ceiling fans; Some window coverings remain; One living area; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: David Barkley/Francisco Ruiz El (math 5% / reading 10%, grade F, #4,301 of 4,322 statewide, top 100%, 323 students, 97% FRL, charter); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($622 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.07%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $69,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 Guadalupe St	0.15mi	2/1.0	636 (+2%)	13mo	$99,900	$157	78
2926 El Paso	0.17mi	2/1.0	672 (+8%)	6mo	$39,999	$60	74
1503 Loma Vista St	0.40mi	2/1.0	641 (+3%)	4mo	$55,000	$86	73
2721 Colima	0.12mi	2/1.0	672 (+8%)	14mo	$75,000	$112	70
1717 Montezuma	0.11mi	1/1.0 (-1)	576 (-8%)	10mo	$69,999	$122	69
1125 Elvira St	0.18mi	1/1.0 (-1)	646 (+4%)	15mo	$54,900	$85	68
2201 San Fernando	0.46mi	2/1.0	583 (-6%)	10mo	$150,000	$257	60
3538 EL Paso St	0.57mi	2/1.0	616 (-1%)	16mo	$99,900	$162	58
818 Angela	0.49mi	1/1.0 (-1)	680 (+9%)	4mo	$65,000	$96	54
912 Elvira	0.32mi	2/1.0	530 (-15%)	8mo	$90,000	$170	53
2429 Potosi	0.53mi	2/2.0	674 (+8%)	12mo	$45,000	$67	48
223 SW 19th St	0.62mi	2/1.0	680 (+9%)	13mo	$72,000	$106	45

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: 34.6%
• Equity multiple: 3.75×
• Total profit: $69,255
• Equity at exit: $81,079

10-year hold

• IRR: 31.5%
• Equity multiple: 9.16×
• Total profit: $205,633
• Equity at exit: $174,850

Cash invested: $25,200 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,087 high
• Mortgage (P&I): −$472
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $232

Break-even live

Break-even rent $793

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	0.10mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	0.29mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.92mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	23d	1	0.94mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	43d	1	0.95mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	23d	1	1.18mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.19mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	4d	1	1.19mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	17d	1	1.20mi
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	2d	1	1.22mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	2d	28	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $90,000 Active 15 DOM
2. 2026-06-17
   days on market $90,000 Active 14 DOM
3. 2026-06-16
   days on market $90,000 Active 13 DOM
4. 2026-06-15
   statusdays on market $90,000 Active 12 DOM
5. 2026-06-13
   days on market $90,000 New 10 DOM
6. 2026-06-09
   days on market $90,000 New 6 DOM
7. 2026-06-08
   days on market $90,000 New 5 DOM
8. 2026-06-07
   days on market $90,000 New 4 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    listed $90,000 New 1 DOM

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$244/yr (+$20/mo · 17.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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 7/10 Severe 78% 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: $13,045
• − Mortgage interest: −$5,041
• − Property taxes: −$1,403
• − Insurance: −$450
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,618
• Taxable income: $1,445
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $2,442/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

4 events — show timeline

• 2026-06-03 Listed $90,000 LERA
• 2015-05-27 Sold (Public Records) — Public Records
• 2015-05-27 Sold (Public Records) — Public Records
• 2008-07-11 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,403 · -4.0% YoY. Source: county tax records.