923 Drury Ln Plan · San Antonio, TX 78205

$246,990

3 bd · 2.0 ba · 1,298 sqft · SingleFamily · 797 Days on market

$190/sqft · 29% below area Est $349k · 29% under

---

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).

• Cash flow +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Appreciation +4.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Rent growth +0.5/5.0

Listing remarks MLS

Welcome to San Antonio, the vibrant cultural hub of South Texas, where history, tradition, and modernity converge to create a dynamic and diverse cityscape. With its rich heritage, booming economy, and unmatched quality of life, San Antonio offers residents a unique blend of urban excitement and small-town charm. One of the most compelling reasons to move to San Antonio is its rich cultural heritage and abundance of attractions. Explore iconic landmarks such as the historic Alamo and the scenic River Walk, or immerse yourself in the city's vibrant arts and music scene. From world-class museums and galleries to lively festivals and events, there's always something exciting happening in San Antonio. In addition to its cultural offerings, San Antonio boasts a strong economy and thriving job market. With major industries including healthcare, technology, and tourism, there are abundant opportunities for career growth and advancement. Plus, with a lower cost of living compared to many other major cities in Texas, you can enjoy a high quality of life without breaking the bank in San Antonio.

Key facts

• 2 garage spots
• Listed 797 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.0% below list).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 falling (-7.8%/yr); 16 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2,298/mo this rent would consume 71% of the median local household income ($39k/yr) (locally 398% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $2k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 797 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 797 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $349,023
• List price: $246,990
• Delta: -29.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 S Main	0.61mi	2/1.0 (-1)	1,148 (-12%)	12mo	$419,900	$366	33

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

Projected returns pro-forma

-0.73% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.78×
• Total profit: $-15,387
• Equity at exit: $62,816

10-year hold

• IRR: -1.2%
• Equity multiple: 0.90×
• Total profit: $-7,136
• Equity at exit: $68,725

Cash invested: $69,157 (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 78205

• Home prices YoY: -0.4%
• Rents YoY: -7.8%
• Active inventory: 16
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,705/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $108

Break-even live

Break-even rent $2,161

Max offer price $246,990

Occupancy floor 90%

Sensitivity live

Price	-10% $279	-5% $194	+0% $108	+5% $23	+10% $-62
Rent	-10% $-73	-5% $18	+0% $108	+5% $199	+10% $290
Rate	-1.0pp $233	-0.5pp $171	base $108	+0.5pp $44	+1.0pp $-21

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: $61,748
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Maryland Unit 202 #202 San Antonio, TX	2.0	2.5	1065	$1,475	$1.38	44d	1	0.03mi
610 W Market St Unit 2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	24d	1	0.14mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	2d	85	0.14mi
3610 Palmwood Ter San Antonio, TX	4.0	2.0	1634	$1,799	$1.10	44d	1	0.15mi
143 E Commerce St San Antonio, TX	1.0–3.0	1.0–3.5	1442	$10,245	$7.10	2d	15	0.17mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	2d	39	0.18mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	2d	101	0.19mi
202 E Houston St San Antonio, TX	2.0	1.0–2.0	725	$1,600	$2.21	44d	1	0.25mi
214 Dwyer Ave San Antonio, TX	2.0	2.0	1062	$1,570	$1.48	44d	1	0.27mi
222 E Houston St San Antonio, TX	1.0–2.0	1.0–2.0	1187	$2,350	$1.98	20d	1	0.27mi
222 Losoya St Unit 201 San Antonio, TX	2.0	2.0	1750	$2,500	$1.43	44d	1	0.41mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	44d	1	0.61mi
317 Lexington Ave San Antonio, TX	2.0	1.0–2.0	972	$1,900	$1.95	44d	1	0.64mi
610 E Market St #2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	22d	1	0.69mi
215 Beauregard St Unit B San Antonio, TX	2.0	1.0	1434	$2,000	$1.39	44d	1	0.71mi
321 King William San Antonio, TX	3.0	2.0	1530	$3,700	$2.42	24d	1	0.72mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	18d	2	0.72mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	3d	2	0.72mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	3d	1	0.72mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	44d	1	0.80mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	0.81mi
802 Indianola St San Antonio, TX	3.0	1.0	1017	$2,100	$2.06	4d	1	0.86mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	2d	32	0.87mi
311 Refugio St #101 San Antonio, TX	3.0	2.5	1556	$3,200	$2.06	18d	1	0.88mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	3d	1	0.90mi
939 S Frio St Unit 3294 San Antonio, TX	3.0	2.0	1737	$2,277	$1.31	3d	1	0.90mi
111 Leigh St Unit 2 San Antonio, TX	2.0	1.0	1137	$1,200	$1.06	44d	1	0.91mi
323 Barrera St San Antonio, TX	2.0	1.0	1078	$1,497	$1.39	5d	1	0.92mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	2d	15	0.92mi
110 Labor St Unit 9004 San Antonio, TX	2.0	2.0	1054	$1,750	$1.66	44d	1	0.96mi
110 Labor St Unit 710 San Antonio, TX	2.0	2.0	994	$1,681	$1.69	3d	1	0.96mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	20d	1	0.98mi
215 Center St #307 San Antonio, TX	2.0	2.0	1424	$2,350	$1.65	24d	1	0.98mi
323 Howard St Unit 323 San Antonio, TX	3.0	3.5	1560	$2,250	$1.44	44d	1	0.98mi
891 Avenue B San Antonio, TX	2.0	2.0	1053	$1,777	$1.69	44d	1	1.00mi
120 9th St San Antonio, TX	1.0–2.0	1.0–2.0	923	$1,757	$1.90	2d	20	1.01mi
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,750	$2.08	2d	18	1.01mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	24d	1	1.04mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	927	$1,478	$1.59	5d	12	1.07mi
300 Labor St San Antonio, TX	1.0–2.0	1.0–2.0	829	$1,390	$1.68	2d	15	1.08mi

Listing history 14 events

1. 2026-06-18
   days on market $246,990 Active 797 DOM
2. 2026-06-17
   days on market $246,990 Active 796 DOM
3. 2026-06-16
   days on market $246,990 Active 795 DOM
4. 2026-06-15
   days on market $246,990 Active 794 DOM
5. 2026-06-13
   days on market $246,990 Active 792 DOM
6. 2026-06-09
   days on market $246,990 Active 788 DOM
7. 2026-06-08
   days on market $246,990 Active 787 DOM
8. 2026-06-07
   days on market $246,990 Active 786 DOM
9. 2026-06-04
   days on market $246,990 Active 783 DOM
10. 2026-06-03
    days on market $246,990 Active 782 DOM
11. 2026-06-02
    days on market $246,990 Active 781 DOM
12. 2026-06-01
    days on market $246,990 Active 780 DOM
13. 2026-05-31
    days on market $246,990 Active 779 DOM
14. 2024-04-12
    listed $246,990 Active 1102-char remark

    Show marketing remark (1102 chars)

    Welcome to San Antonio, the vibrant cultural hub of South Texas, where history, tradition, and modernity converge to create a dynamic and diverse cityscape. With its rich heritage, booming economy, and unmatched quality of life, San Antonio offers residents a unique blend of urban excitement and small-town charm. One of the most compelling reasons to move to San Antonio is its rich cultural heritage and abundance of attractions. Explore iconic landmarks such as the historic Alamo and the scenic River Walk, or immerse yourself in the city's vibrant arts and music scene. From world-class museums and galleries to lively festivals and events, there's always something exciting happening in San Antonio. In addition to its cultural offerings, San Antonio boasts a strong economy and thriving job market. With major industries including healthcare, technology, and tourism, there are abundant opportunities for career growth and advancement. Plus, with a lower cost of living compared to many other major cities in Texas, you can enjoy a high quality of life without breaking the bank in San Antonio.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,574
• − Mortgage interest: −$13,835
• − Property taxes: −$3,705
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$7,185
• Taxable loss: −$2,798
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $1,973/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): 1,538
• Household income: $38,964
• Rent vs Own: 90.7% rent · 9.3% own
• Severe rent burden: 398.0

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 34% Two or more races 19% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 45% Puerto Rican 2%
• Common ancestry: Lithuanian 4% Italian 1% Subsaharan African 1%
• Foreign-born: 17% · Canada, South Korea
• Languages at home: 68% English-only · Spanish 30% Korean 1% Other Asian/Pacific 1%

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: ▼ -0.73%
• Current HPI: 182.7208
• Rent YoY: ▼ -7.83%
• 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

1 event — show timeline

• 2024-04-12 Listed $246,990 Zillow