1034 Poinsettia · San Antonio, TX 78202

$150,000

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 90 Days on market

Built 1949 8,360 sqft lot $150/sqft · at area comps Est $154k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Cash flow +7.1/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Purchase Price: $150,000 Down Payment: $0 Interest Rate: 10% Estimated Principal & Interest: ~$1,316/mo (P & I only; taxes/insurance extra)

Key facts

• 8,360 sq ft lot
• Built 1949
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.2% below list).
• Recommended offer: $112k (25.4% 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: Pershing El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 303 students, 96% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 42% 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).
• This rent runs 32% 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 $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.
• 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 90 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,884 (25.4% 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 90 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 9.8

CMA / ARV

• ARV (median comp): $154,292
• List price: $150,000
• Delta: -2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Onslow	0.14mi	3/2.0	995 (-0%)	6mo	$119,950	$121	83
2710 E Houston St	0.29mi	3/1.0	1,017 (+2%)	2mo	$185,000	$182	82
2055 E Crockett St	0.38mi	3/1.0	1,054 (+6%)	5mo	$120,000	$114	68
311 Hudson	0.47mi	3/2.0	1,008 (+1%)	9mo	$170,000	$169	64
822 Potomac	0.69mi	3/1.0	1,012 (+1%)	5mo	$79,900	$79	62
2118 Burnet	0.34mi	3/2.5	1,088 (+9%)	3mo	$130,000	$119	61
1341 Paso Hondo	0.61mi	3/2.0	1,008 (+1%)	7mo	$239,900	$238	60
632 Canton	0.51mi	2/1.0 (-1)	920 (-8%)	10mo	$70,000	$76	50
1901 Nolan	0.62mi	3/1.0	1,116 (+12%)	10mo	$160,000	$143	43
1607 Hays	0.74mi	2/1.0 (-1)	892 (-11%)	1mo	$145,000	$163	42
431 Blue Bonnet	0.56mi	2/1.0 (-1)	876 (-12%)	10mo	$139,500	$159	40
1227 Paso Hondo	0.73mi	3/2.0	1,088 (+9%)	9mo	$75,000	$69	39

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: 21.7%
• Equity multiple: 2.78×
• Total profit: $74,805
• Equity at exit: $135,132

10-year hold

• IRR: 20.9%
• Equity multiple: 6.90×
• Total profit: $248,009
• 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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 201
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$787
• Tax from tax record: −$371 /mo · $4,457/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-216

Break-even live

Break-even rent $1,545

Max offer price $111,884

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-173	+0% $-216	+5% $-258	+10% $-301
Rent	-10% $-316	-5% $-266	+0% $-216	+5% $-166	+10% $-115
Rate	-1.0pp $-140	-0.5pp $-178	base $-216	+0.5pp $-255	+1.0pp $-294

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
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	16d	1	0.13mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	45d	1	0.13mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	25d	1	0.14mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	45d	1	0.14mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	45d	1	0.15mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	45d	1	0.17mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.20mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	19d	1	0.30mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	16d	1	0.32mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	14d	1	0.32mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	5d	1	0.34mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	45d	1	0.34mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	45d	1	0.35mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	45d	1	0.35mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	0d	1	0.35mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	16d	1	0.36mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	6d	1	0.38mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	45d	1	0.38mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	25d	1	0.45mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,039	$1.07	0d	1	0.45mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	45d	1	0.48mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	25d	1	0.51mi
146 Eross San Antonio, TX	2.0	1.0	696	$850	$1.22	0d	1	0.54mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	45d	1	0.58mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	16d	1	0.59mi
1908 Nolan St San Antonio, TX	2.0	1.0	836	$1,049	$1.25	0d	1	0.60mi
1010 Locke St Unit 710 San Antonio, TX	2.0	2.0	950	$871	$0.92	0d	1	0.63mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	16d	1	0.71mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	45d	1	0.71mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	25d	1	0.74mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	45d	1	0.74mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	45d	1	0.77mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$973	$1.09	0d	1	0.83mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	45d	1	0.83mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	45d	1	0.86mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	45d	1	0.87mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	25d	1	0.87mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	12d	1	0.88mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	16d	1	0.88mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	25d	1	0.88mi

Listing history 7 events

1. 2026-06-03
   days on market $150,000 Active 90 DOM
2. 2026-06-02
   days on market $150,000 Active 89 DOM
3. 2026-06-01
   days on market $150,000 Active 88 DOM
4. 2026-05-31
   days on market $150,000 Active 87 DOM
5. 2026-03-05
   listed $150,000 Active 150-char remark

   Show marketing remark (150 chars)

   Purchase Price: $150,000 Down Payment: $0 Interest Rate: 10% Estimated Principal & Interest: ~$1,316/mo (P & I only; taxes/insurance extra)

6. 2024-07-08
   soldstatus
7. 2004-08-12
   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: $4,457 · $371/mo
• Projected year-2 tax: $4,457 · $371/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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,262
• − Mortgage interest: −$8,402
• − Property taxes: −$4,457
• − Insurance: −$750
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$4,364
• Taxable loss: −$5,153
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $-1,353/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

3 events — show timeline

• 2026-03-05 Listed $150,000 ForSaleByOwner.com
• 2024-07-08 Sold (Public Records) — Public Records
• 2004-08-12 Sold (Public Records) — Public Records

Property tax history

+12.1%/yr

Latest (2025): $4,457 · +150.4% YoY. Source: county tax records.