1026 Fitch · San Antonio, TX 78211

$39,700

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 94 Days on market

Built 1940 5,619 sqft lot ↓ 33% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This beauty does need a full rehab, but as this price there is plenty of meat on the bone left for a handy homeowner or savvy investor.

Key facts

• 5,619 sq ft lot
• Built 1940
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 33.0% 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: crime F.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Harlandale H S (math 17% / reading 29%, grade F, #1,348 of 1,632 statewide, top 83%, 1,664 students, 82% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $96 of equity ($274 loan paydown + $-178 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $36,127 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.69% ✓
• Cap rate: 33.02%
• Cash-on-cash: 95.44%
• DSCR: 5.25
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $171,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Vickers	0.27mi	3/1.0	1,047 (-5%)	6mo	$169,500	$162	74
224 Elks Dr	0.28mi	3/2.0	1,120 (+1%)	12mo	$160,000	$143	70
318 Elks	0.34mi	3/2.0	1,000 (-9%)	4mo	$155,000	$155	61
925 Flanders Ave	0.35mi	2/1.0 (-1)	988 (-10%)	2mo	$89,900	$91	59
1407 Crystal	0.68mi	3/2.0	1,104 (0%)	8mo	$165,000	$149	58
815 Flanders	0.44mi	2/1.5 (-1)	1,024 (-7%)	7mo	$165,000	$161	55
1201 Brighton	0.41mi	3/2.0	1,259 (+14%)	2mo	$260,000	$207	51
1345 Crystal	0.65mi	3/2.0	1,136 (+3%)	14mo	$179,000	$158	49
710 Division Ave	0.73mi	3/2.0	1,120 (+1%)	13mo	$95,000	$85	48
1424 W Gerald Ave	0.57mi	2/1.0 (-1)	1,180 (+7%)	11mo	$98,999	$84	48
1214 Chalmers Ave	0.54mi	3/2.0	1,261 (+14%)	1mo	$229,900	$182	46
1043 Kendalia Ave	0.69mi	3/1.0	942 (-15%)	11mo	$120,000	$127	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 97.7%
• Equity multiple: 5.89×
• Total profit: $54,340
• Equity at exit: $10,644

10-year hold

• IRR: 99.1%
• Equity multiple: 12.17×
• Total profit: $124,206
• Equity at exit: $12,109

Cash invested: $11,116 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$208
• Tax est. 1.5%: −$50 /mo · $596/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $884

Break-even live

Break-even rent $347

Max offer price $39,700

Occupancy floor 35%

Sensitivity live

Price	-10% $912	-5% $898	+0% $884	+5% $870	+10% $857
Rent	-10% $768	-5% $826	+0% $884	+5% $942	+10% $1,000
Rate	-1.0pp $904	-0.5pp $894	base $884	+0.5pp $874	+1.0pp $863

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: $9,925
• Closing costs: $1,191
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	18d	1	0.41mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	12d	1	0.62mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	44d	1	0.63mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	25d	1	0.66mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	0.66mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	44d	1	0.67mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	16d	1	0.73mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	25d	1	0.73mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	44d	1	0.74mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	16d	1	0.80mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	12d	1	0.87mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	0.90mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	0.90mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	16d	1	0.93mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	25d	1	0.96mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	25d	1	0.98mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	25d	1	1.07mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	1.08mi
326 Stonewall St San Antonio, TX	3.0	1.0	1080	$1,200	$1.11	25d	1	1.11mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	1.18mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	25d	1	1.20mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	12d	1	1.25mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	25d	1	1.35mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	1232	$1,545	$1.25	45d	1	1.36mi
108 Beatrice Ave Unit 102 San Antonio, TX	3.0	1.0	828	$1,345	$1.62	45d	1	1.36mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	25d	1	1.46mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	18d	1	1.46mi

Listing history 6 events

1. 2026-01-17
   status Pending
2. 2026-01-07
   price $39,700
3. 2025-11-11
   price $49,900
4. 2025-10-29
   price $54,650
5. 2025-10-14
   listed $59,650 New
6. 1999-03-31
   soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$2,224
• − Property taxes: −$596
• − Insurance: −$198
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,155
• Taxable income: $10,609
• Est. tax owed @ 24.0%: −$2,546
• After-tax cash flow: $8,063/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

-33.4% since first listed

6 events — show timeline

• 2026-01-17 Pending — LERA
• 2026-01-07 Price Changed $39,700 LERA
• 2025-11-11 Price Changed $49,900 LERA
• 2025-10-29 Price Changed $54,650 LERA
• 2025-10-14 Listed $59,650 LERA
• 1999-03-31 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,568 · +2.9% YoY. Source: county tax records.