1119 N Gevers St · San Antonio, TX 78202

$125,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 198 Days on market

Built 1950 4,965 sqft lot $105/sqft · 45% below area Est $226k · 45% under ↓ 34% 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 +23.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

This investment opportunity offers strong potential for rental income or a future flip. Located minutes from Downtown San Antonio, Southtown and Fort Sam Houston. The main structure is ready for a full renovation, giving investors the chance to redesign and increase equity through updates and repairs. A separate casita sits at the back of the lot, opening the door for additional income or flexible use once improved. The lot features a nice sized backyard with room to enhance outdoor space or expand project plans. With no HOA and plenty of potential to add value, this property makes a practical and strategic addition to any investment portfolio.

Key facts

• Separate casita
• Nice sized backyard
• No hoa

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE CASITA
• NICE SIZED BACKYARD
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (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 (+8.2%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 198 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1950 — 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 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 1950 — 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: 1.25% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.12%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (median comp): $225,961
• List price: $125,000
• Delta: -44.68%
• 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
1719 Dawson St	0.22mi	3/2.0	1,210 (+2%)	4mo	$210,000	$174	80
1015 Rogers	0.36mi	4/1.0 (+1)	1,136 (-5%)	3mo	$76,019	$67	68
1019 Nolan	0.68mi	3/1.0	1,184 (-1%)	2mo	$210,000	$177	66
2259 N Interstate 35	0.66mi	3/1.0	1,198 (+0%)	4mo	$124,200	$104	65
2118 Burnet	0.33mi	3/2.5	1,088 (-9%)	3mo	$130,000	$119	62
2111 Lamar	0.61mi	3/1.0	1,238 (+4%)	5mo	$62,500	$50	61
2131 Burnet	0.35mi	3/2.0	1,312 (+10%)	4mo	$210,000	$160	59
1410 Paso Hondo	0.68mi	3/2.0	1,219 (+2%)	4mo	$159,000	$130	57
1048 Gibbs	0.58mi	3/2.0	1,280 (+7%)	1mo	$249,000	$195	56
2055 E Crockett St	0.59mi	3/1.0	1,054 (-12%)	5mo	$120,000	$114	49
2710 E Houston St	0.56mi	3/1.0	1,017 (-15%)	2mo	$185,000	$182	48
204 Gorman	0.73mi	2/2.0 (-1)	1,054 (-12%)	3mo	$245,000	$232	35

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: 32.6%
• Equity multiple: 3.61×
• Total profit: $91,512
• Equity at exit: $112,610

10-year hold

• IRR: 30.1%
• Equity multiple: 8.95×
• Total profit: $278,228
• Equity at exit: $242,848

Cash invested: $35,000 (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: 196
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$656
• Tax from tax record: −$287 /mo · $3,440/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $237

Break-even live

Break-even rent $1,259

Max offer price $125,000

Occupancy floor 80%

Sensitivity live

Price	-10% $308	-5% $272	+0% $237	+5% $202	+10% $166
Rent	-10% $114	-5% $175	+0% $237	+5% $299	+10% $360
Rate	-1.0pp $300	-0.5pp $269	base $237	+0.5pp $205	+1.0pp $172

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	44d	1	0.06mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	22d	1	0.09mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	44d	1	0.09mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	24d	1	0.14mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.14mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.14mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	22d	1	0.14mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.17mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	24d	1	0.21mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	44d	1	0.22mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.25mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.27mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.30mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	22d	1	0.30mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	20d	1	0.30mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	24d	1	0.31mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.34mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	0.34mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	44d	1	0.39mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.40mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	18d	1	0.43mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	44d	1	0.45mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	44d	1	0.46mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	24d	1	0.46mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	44d	1	0.47mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	0.49mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	0.50mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	24d	1	0.51mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	44d	1	0.52mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	44d	1	0.52mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	18d	1	0.53mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	44d	1	0.54mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.55mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	24d	1	0.56mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.57mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.57mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	24d	1	0.59mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.62mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	5d	1	0.66mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.67mi

Listing history 20 events

1. 2026-06-18
   days on market $125,000 Active 198 DOM
2. 2026-06-17
   days on market $125,000 Active 197 DOM
3. 2026-06-16
   days on market $125,000 Active 196 DOM
4. 2026-06-15
   days on market $125,000 Active 195 DOM
5. 2026-06-13
   statusdays on market $125,000 Active 193 DOM
6. 2026-06-09
   days on market $125,000 Back on Market 189 DOM
7. 2026-06-08
   days on market $125,000 Back on Market 188 DOM
8. 2026-06-07
   days on market $125,000 Back on Market 187 DOM
9. 2026-06-04
   days on market $125,000 Back on Market 184 DOM
10. 2026-06-03
    days on market $125,000 Back on Market 183 DOM
11. 2026-06-02
    days on market $125,000 Back on Market 182 DOM
12. 2026-06-01
    days on market $125,000 Back on Market 181 DOM
13. 2026-05-31
    pricestatusdays on market $125,000 Back on Market 180 DOM
14. 2026-05-18
    status Pending
15. 2026-05-12
    historical
16. 2026-03-12
    price $99,500
17. 2026-01-15
    price $125,000
18. 2025-12-09
    price $130,000
19. 2025-11-20
    listed $150,000 New
20. 2021-05-07
    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: $3,440 · $287/mo
• Projected year-2 tax: $3,440 · $287/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,702
• − Mortgage interest: −$7,002
• − Property taxes: −$3,440
• − Insurance: −$625
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$3,636
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,602/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

-33.7% since first listed

7 events — show timeline

• 2026-05-18 Pending — LERA
• 2026-05-12 Listing Removed — LERA
• 2026-03-12 Price Changed $99,500 LERA
• 2026-01-15 Price Changed $125,000 LERA
• 2025-12-09 Price Changed $130,000 LERA
• 2025-11-20 Listed $150,000 LERA
• 2021-05-07 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $3,440 · -2.2% YoY. Source: county tax records.