1709 Delgado · San Antonio, TX 78207

$114,900

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 165 Days on market

Built 1928 8,015 sqft lot $77/sqft · 38% below area Est $185k · 38% under ↓ 16% 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• DSCR +7.6/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Diamond in the rough! Four large bedrooms, covered parking, fenced large back yard, minutes to downtown, St. Mary's University and Our lady of the Lake University. Covered back patio, detached rear storage room with covered patio. Schedule a showing today!

Key facts

• Covered parking
• Covered back patio
• 8,015 sq ft lot

Tags

• COVERED PARKING
• FENCED LARGE BACK YARD
• COVERED BACK PATIO
• DETACHED REAR STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 (+7.7%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,530/mo this rent would consume 57% of the median local household income ($32k/yr) (locally 2789% 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 $12k of equity ($794 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1928 — 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: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 6.3

CMA / ARV

• ARV (median comp): $185,066
• List price: $114,900
• Delta: -37.91%
• 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
2115 Leal	0.23mi	3/1.0	1,472 (-1%)	11mo	$100,000	$68	78
3322 W Poplar St	0.44mi	3/2.0	1,508 (+1%)	5mo	$230,000	$153	69
2614 W Poplar	0.18mi	3/2.0	1,377 (-8%)	10mo	$229,000	$166	66
923 N Hamilton	0.39mi	3/2.0	1,472 (-1%)	13mo	$109,700	$75	65
1423 Delgado St	0.33mi	3/2.0	1,404 (-6%)	7mo	$210,000	$150	65
3714 Martin	0.50mi	3/1.0	1,404 (-6%)	8mo	$89,900	$64	61
1617 NW 22nd	0.44mi	3/2.0	1,337 (-10%)	5mo	$189,999	$142	54
2511 Ruiz	0.27mi	3/2.0	1,304 (-12%)	12mo	$245,000	$188	53
1219 Kentucky	0.58mi	2/1.0 (-1)	1,353 (-9%)	7mo	$120,000	$89	47
3927 W Travis St	0.65mi	3/2.0	1,632 (+10%)	7mo	$105,000	$64	44
3307 W Salinas	0.65mi	3/2.0	1,682 (+13%)	4mo	$249,000	$148	41
3402 W Travis	0.65mi	3/2.0	1,309 (-12%)	7mo	$149,999	$115	39

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: 32.7%
• Equity multiple: 3.62×
• Total profit: $84,210
• Equity at exit: $103,511

10-year hold

• IRR: 30.1%
• Equity multiple: 8.96×
• Total profit: $256,079
• Equity at exit: $223,225

Cash invested: $32,172 (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: 165
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$603
• Tax from tax record: −$341 /mo · $4,091/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $218

Break-even live

Break-even rent $1,255

Max offer price $114,900

Occupancy floor 81%

Sensitivity live

Price	-10% $283	-5% $250	+0% $218	+5% $185	+10% $153
Rent	-10% $97	-5% $157	+0% $218	+5% $278	+10% $338
Rate	-1.0pp $275	-0.5pp $247	base $218	+0.5pp $188	+1.0pp $158

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	23d	1	0.32mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	25d	1	0.45mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	0.46mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	25d	1	0.49mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.54mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.58mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	45d	1	0.67mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	25d	1	0.67mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.74mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	23d	1	0.76mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	25d	1	0.79mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	45d	1	0.79mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.83mi
155 N Josephine Tobin Dr San Antonio, TX	4.0	3.0	1782	$1,900	$1.07	16d	1	0.94mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	25d	1	0.94mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	25d	1	0.96mi
2607 W Craig Pl San Antonio, TX	3.0	1.0	1312	$1,475	$1.12	25d	1	1.01mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	5d	1	1.03mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	13d	1	1.03mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	12d	1	1.03mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	45d	1	1.05mi
2231 W Woodlawn Ave San Antonio, TX	3.0	2.0	1744	$1,900	$1.09	25d	1	1.05mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	1.07mi
2102 W Mistletoe Ave San Antonio, TX	3.0	2.0	1506	$1,925	$1.28	25d	1	1.09mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	25d	1	1.10mi
2530 W Woodlawn Ave San Antonio, TX	3.0	2.0	1416	$2,195	$1.55	45d	1	1.11mi
2007 W Mistletoe Ave San Antonio, TX	2.0	1.0	1224	$1,650	$1.35	45d	1	1.15mi
3156 W French Pl San Antonio, TX	2.0	2.0	1100	$1,150	$1.05	45d	1	1.16mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	45d	1	1.17mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	45d	1	1.17mi
2331 Cincinnati Ave Unit 2345 03 San Antonio, TX	3.0	1.0	950	$1,300	$1.37	4d	1	1.17mi
2331 Cincinnati Ave San Antonio, TX	1.0–3.0	1.0	850	$1,300	$1.53	13d	3	1.18mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	1.20mi
1914 W Magnolia Ave San Antonio, TX	2.0	1.0	1316	$1,850	$1.41	25d	1	1.22mi
1621 W French Pl San Antonio, TX	3.0	3.0	1764	$1,895	$1.07	45d	1	1.24mi
1602 W Craig Pl San Antonio, TX	2.0	1.0	1344	$1,300	$0.97	45d	1	1.24mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	1.25mi
2443 W Huisache Ave Unit 1 San Antonio, TX	2.0	1.0	1200	$1,100	$0.92	45d	1	1.27mi
1932 W Huisache Ave San Antonio, TX	3.0	2.0	1540	$1,975	$1.28	45d	1	1.28mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	1.32mi

Listing history 3 events

1. 2026-05-01
   price $114,900 256-char remark

   Show marketing remark (256 chars)

   Diamond in the rough! Four large bedrooms, covered parking, fenced large back yard, minutes to downtown, St. Mary's University and Our lady of the Lake University. Covered back patio, detached rear storage room with covered patio. Schedule a showing today!

2. 2026-01-28
   price $119,000 256-char remark

   Show marketing remark (256 chars)

   Diamond in the rough! Four large bedrooms, covered parking, fenced large back yard, minutes to downtown, St. Mary's University and Our lady of the Lake University. Covered back patio, detached rear storage room with covered patio. Schedule a showing today!

3. 2025-12-13
   listed $137,500 New 256-char remark

   Show marketing remark (256 chars)

   Diamond in the rough! Four large bedrooms, covered parking, fenced large back yard, minutes to downtown, St. Mary's University and Our lady of the Lake University. Covered back patio, detached rear storage room with covered patio. Schedule a showing today!

ⓘ 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: $4,091 · $341/mo
• Projected year-2 tax: $4,091 · $341/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 · 22 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: $18,363
• − Mortgage interest: −$6,436
• − Property taxes: −$4,091
• − Insurance: −$574
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$3,343
• Taxable income: $981
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,376/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

-16.4% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $114,900 LERA
• 2026-01-28 Price Changed $119,000 LERA
• 2025-12-13 Listed $137,500 LERA

Property tax history

+6.4%/yr

Latest (2025): $4,091 · -8.0% YoY. Source: county tax records.