1122 Burnet · San Antonio, TX 78202

$300,000

3 bd · 2.0 ba · 1,938 sqft · SingleFamily public records · 122 Days on market

Built 1930 0.25 ac lot $155/sqft · 17% below area Est $361k · 17% under ↓ 10% since listing

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Why this score? — see what drove the D 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
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Schools +1.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

INVESTORS are welcome. This property is AS-IS and is listed below county appraisal value. Sellers are very motivated and will look at all offers. This is a Historic District community and great location. Ideal for handyman and good investment. Come and schedule a showing today.

Key facts

• 0.25 acre lot
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-733 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (43.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (33.1% below list).
• Recommended offer: $170k (43.2% below list) — sets the bar for cash-flow.

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: Bowden Academy (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 477 students, 94% FRL, charter); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: Rents rising fast (+8.2%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,007/mo this rent would consume 51% of the median local household income ($47k/yr) (locally 543% 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,482 (43.2% 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. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 3.36%
• Cash-on-cash: -10.47%
• DSCR: 0.53
• GRM: 12.5

CMA / ARV

• ARV (median comp): $360,963
• List price: $300,000
• Delta: -16.89%
• 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
917 Hays St	0.15mi	3/2.5	2,160 (+12%)	0mo	$549,000	$254	72
423 N Mesquite St	0.55mi	3/2.5	1,925 (-1%)	1mo	$399,990	$208	71
922 N Pine	0.27mi	2/2.0 (-1)	1,820 (-6%)	4mo	$439,000	$241	69
938 Dawson St	0.23mi	3/2.5	1,778 (-8%)	6mo	$370,000	$208	68
214 Rudolph	0.34mi	3/2.5	1,757 (-9%)	6mo	$324,990	$185	62
414 Canton	0.58mi	4/2.5 (+1)	1,899 (-2%)	3mo	$230,000	$121	60
508 N Cherry St	0.60mi	4/2.0 (+1)	1,896 (-2%)	4mo	$309,990	$163	60
1012 N Cherry St	0.66mi	3/2.5	1,828 (-6%)	7mo	$395,000	$216	52
8543 Willow Xing	0.39mi	4/2.5 (+1)	1,692 (-13%)	3mo	$205,999	$122	52
8523 Willow Xing	0.39mi	4/2.5 (+1)	1,692 (-13%)	3mo	$195,999	$116	51
533 Nolan	0.52mi	2/2.0 (-1)	1,671 (-14%)	6mo	$149,999	$90	43
1112 Muncey	0.75mi	4/2.0 (+1)	2,080 (+7%)	7mo	$400,000	$192	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: 18.3%
• Equity multiple: 2.52×
• Total profit: $127,478
• Equity at exit: $270,264

10-year hold

• IRR: 18.2%
• Equity multiple: 6.22×
• Total profit: $438,757
• Equity at exit: $582,834

Cash invested: $84,000 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 201
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$620 /mo · $7,443/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-733

Break-even live

Break-even rent $2,935

Max offer price $170,482

Occupancy floor —

Sensitivity live

Price	-10% $-563	-5% $-648	+0% $-733	+5% $-818	+10% $-903
Rent	-10% $-892	-5% $-812	+0% $-733	+5% $-654	+10% $-575
Rate	-1.0pp $-582	-0.5pp $-657	base $-733	+0.5pp $-811	+1.0pp $-890

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.09mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,995	$1.06	6d	1	0.13mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	12d	1	0.16mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	25d	1	0.20mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	25d	1	0.27mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.29mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	25d	1	0.34mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	45d	1	0.37mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	25d	1	0.45mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	45d	1	0.50mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	23d	1	0.50mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	45d	1	0.50mi
1707 Dawson St Unit 1101 San Antonio, TX	2.0	1.5	1884	$1,000	$0.53	45d	1	0.53mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	25d	1	0.55mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	25d	1	0.56mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	23d	1	0.56mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	25d	1	0.57mi
423 N Mesquite St San Antonio, TX	3.0	2.5	1925	$1,750	$0.91	14d	1	0.58mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	45d	1	0.58mi
515 Nolan St San Antonio, TX	4.0	2.0	1928	$3,500	$1.82	45d	1	0.59mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	23d	1	0.59mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	25d	1	0.60mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	22d	1	0.61mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	25d	1	0.66mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	25d	1	0.72mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	45d	1	0.72mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	25d	1	0.73mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	12d	1	0.75mi
1607 N Pine St San Antonio, TX	4.0	3.0	2034	$2,995	$1.47	45d	1	0.76mi
630 Montana St Unit 301 San Antonio, TX	2.0	2.0	1320	$2,250	$1.70	16d	1	0.78mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	6d	1	0.80mi
1606 N Hackberry St #102 San Antonio, TX	2.0	2.5	1474	$2,500	$1.70	12d	1	0.82mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	45d	1	0.83mi
222 S Olive St San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	45d	1	0.84mi
222 S Olive St #1102 San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	45d	1	0.84mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	45d	1	0.85mi
808 E Carson #102 San Antonio, TX	3.0	2.5	1883	$2,900	$1.54	45d	1	0.85mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	25d	1	0.87mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	22d	1	0.87mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$2,215	$1.55	45d	1	0.88mi

Listing history 20 events

1. 2026-06-21
   days on market $300,000 Active 122 DOM
2. 2026-06-18
   days on market $300,000 Active 119 DOM
3. 2026-06-17
   days on market $300,000 Active 118 DOM
4. 2026-06-16
   days on market $300,000 Active 117 DOM
5. 2026-06-15
   days on market $300,000 Active 116 DOM
6. 2026-06-13
   days on market $300,000 Active 114 DOM
7. 2026-06-09
   days on market $300,000 Active 110 DOM
8. 2026-06-08
   days on market $300,000 Active 109 DOM
9. 2026-06-07
   days on market $300,000 Active 108 DOM
10. 2026-06-04
    days on market $300,000 Active 105 DOM
11. 2026-06-03
    days on market $300,000 Active 104 DOM
12. 2026-06-02
    days on market $300,000 Active 103 DOM
13. 2026-06-01
    days on market $300,000 Active 102 DOM
14. 2026-05-31
    days on market $300,000 Active 101 DOM
15. 2026-02-19
    listed $300,000 New 283-char remark

    Show marketing remark (283 chars)

    INVESTORS are welcome. This property is AS-IS and is listed below county appraisal value. Sellers are very motivated and will look at all offers. This is a Historic District community and great location. Ideal for handyman and good investment. Come and schedule a showing today.

16. 2025-11-30
    historical
17. 2025-03-10
    price $300,000
18. 2024-11-27
    listed $335,000 New
19. 2013-03-21
    soldstatus
20. 1977-09-01
    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: $7,443 · $620/mo
• Projected year-2 tax: $7,443 · $620/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 · 20 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: $24,081
• − Mortgage interest: −$16,805
• − Property taxes: −$7,443
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$8,727
• Taxable loss: −$14,247
• Est. tax savings @ 24.0%: +$3,419
• After-tax cash flow: $-5,379/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

-10.4% since first listed

6 events — show timeline

• 2026-02-19 Listed $300,000 LERA
• 2025-11-30 Listing Removed — LERA
• 2025-03-10 Price Changed $300,000 LERA
• 2024-11-27 Listed $335,000 LERA
• 2013-03-21 Sold (Public Records) — Public Records
• 1977-09-01 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $7,443 · -20.1% YoY. Source: county tax records.