403 Hazel St · San Antonio, TX 78207

$150,000

2 bd · 1.0 ba · 782 sqft · SingleFamily public records · 18 Days on market

Built 1948 $192/sqft · 54% above area Est $199k · 25% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Step into this spacious West Side gem just minutes from downtown. Featuring newly replaced flooring and endless potential, this home is ready for your vision. The oversized yard is ideal for entertaining, weekend BBQs, and creating lasting memories

Key facts

• Built 1948
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-36 ($-438/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.6% below list).
• Recommended offer: $122k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,222/mo this rent would consume 45% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $122,161 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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: 0.81% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (median comp): $199,347
• List price: $150,000
• Delta: -22.25%
• 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
206 Mercedes	0.25mi	2/1.0	809 (+4%)	2mo	$87,500	$108	81
235 Noria St	0.15mi	3/1.0 (+1)	728 (-7%)	4mo	$130,000	$179	73
102 Noria	0.17mi	2/1.0	694 (-11%)	2mo	$49,900	$72	72
227 Noria St	0.15mi	2/1.0	696 (-11%)	4mo	$55,000	$79	72
410 Ceralvo	0.10mi	2/1.0	672 (-14%)	7mo	$84,999	$126	66
305 Jean St	0.36mi	3/1.0 (+1)	825 (+6%)	9mo	$199,999	$242	62
315 Jean St	0.34mi	3/1.5 (+1)	841 (+8%)	5mo	$139,998	$166	60
634 Drake	0.52mi	2/1.0	840 (+7%)	10mo	$125,000	$149	56
350 Madero	0.42mi	2/1.0	674 (-14%)	10mo	$39,900	$59	49
360 Madero St	0.44mi	2/1.0	680 (-13%)	13mo	$100,000	$147	47
406 Floyd	0.66mi	2/1.0	875 (+12%)	4mo	$159,900	$183	46
818 Angela	0.63mi	1/1.0 (-1)	680 (-13%)	4mo	$65,000	$96	41

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: 25.1%
• Equity multiple: 3.03×
• Total profit: $85,457
• Equity at exit: $135,132

10-year hold

• IRR: 23.3%
• Equity multiple: 7.39×
• Total profit: $268,412
• Equity at exit: $291,417

Cash invested: $42,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$787
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-36

Break-even live

Break-even rent $1,268

Max offer price $143,552

Occupancy floor 98%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	0.22mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	0.34mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.42mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	0.42mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	0.48mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	3d	1	0.68mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	3d	1	0.68mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	44d	1	0.72mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	44d	1	0.75mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	0.78mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	0.85mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	0.87mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	0.87mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	4d	1	0.93mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	3d	28	0.94mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	24d	1	0.95mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	24d	1	0.98mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	0.98mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	0.98mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	0.99mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.00mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.00mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	1.01mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	1.05mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	1.06mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	18d	1	1.09mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	24d	1	1.10mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	1.11mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	1.12mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	1.12mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	44d	1	1.16mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	16d	1	1.17mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	3d	1	1.17mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$977	$1.55	3d	1	1.17mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$1,009	$1.52	11d	1	1.17mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	2d	32	1.19mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	1.28mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	16d	1	1.30mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	24d	1	1.30mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	1.31mi

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 18 DOM
2. 2026-06-17
   days on market $150,000 Active 17 DOM
3. 2026-06-16
   days on market $150,000 Active 16 DOM
4. 2026-06-15
   days on market $150,000 Active 15 DOM
5. 2026-06-13
   days on market $150,000 Active 13 DOM
6. 2026-06-09
   days on market $150,000 Active 9 DOM
7. 2026-06-08
   days on market $150,000 Active 8 DOM
8. 2026-06-07
   days on market $150,000 Active 7 DOM
9. 2026-06-04
   days on market $150,000 Active 4 DOM
10. 2026-06-03
    days on market $150,000 Active 3 DOM
11. 2026-06-02
    days on market $150,000 Active 2 DOM
12. 2026-06-01
    pricedays on marketlisting id $150,000 Active 1 DOM
13. 2026-05-09
    price $155,000 248-char remark

    Show marketing remark (248 chars)

    Step into this spacious West Side gem just minutes from downtown. Featuring newly replaced flooring and endless potential, this home is ready for your vision. The oversized yard is ideal for entertaining, weekend BBQs, and creating lasting memories

14. 2026-03-21
    status Back on Market 248-char remark

    Show marketing remark (248 chars)

    Step into this spacious West Side gem just minutes from downtown. Featuring newly replaced flooring and endless potential, this home is ready for your vision. The oversized yard is ideal for entertaining, weekend BBQs, and creating lasting memories

15. 2026-03-20
    historical 248-char remark

    Show marketing remark (248 chars)

    Step into this spacious West Side gem just minutes from downtown. Featuring newly replaced flooring and endless potential, this home is ready for your vision. The oversized yard is ideal for entertaining, weekend BBQs, and creating lasting memories

16. 2026-01-19
    listed $160,000 New 248-char remark

    Show marketing remark (248 chars)

    Step into this spacious West Side gem just minutes from downtown. Featuring newly replaced flooring and endless potential, this home is ready for your vision. The oversized yard is ideal for entertaining, weekend BBQs, and creating lasting memories

17. 2025-06-16
    historical
18. 2025-04-10
    listed $180,000 New
19. 2024-10-03
    historical
20. 2024-09-12
    listed $170,000 New
21. 2024-05-14
    historical
22. 2024-02-11
    price $185,000
23. 2024-01-08
    listed $190,000 New
24. 2020-02-10
    soldstatus
25. 2013-06-20
    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: $1,830 · $152/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$915/yr (+$76/mo · 50.0%)

ⓘ 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 8/10 Severe 80% 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: $14,659
• − Mortgage interest: −$8,402
• − Property taxes: −$1,830
• − Insurance: −$750
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,364
• Taxable loss: −$3,032
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $290/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

-18.4% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $155,000 LERA
• 2026-03-21 Relisted — LERA
• 2026-03-20 Listing Removed — LERA
• 2026-01-19 Listed $160,000 LERA
• 2025-06-16 Listing Removed — LERA
• 2025-04-10 Listed $180,000 LERA
• 2024-10-03 Listing Removed — LERA
• 2024-09-12 Listed $170,000 LERA
• 2024-05-14 Listing Removed — LERA
• 2024-02-11 Price Changed $185,000 LERA
• 2024-01-08 Listed $190,000 LERA
• 2020-02-10 Sold (Public Records) — Public Records
• 2013-06-20 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,830 · +10.0% YoY. Source: county tax records.