1346 Kirk Pl · San Antonio, TX 78226

$95,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily · 25 Days on market

Built 1925 Poor condition 7,013 sqft lot Est $184k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Investor Special. Priced to sell.

Key facts

• 7,013 sq ft lot
• Built 1925
• Listed 24 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale by LPT Realty, LLC
• Financial info: Down payment resources not indicated
• HOA & community: Subdivision legal name: EDGEWOOD

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property; Approximate age: 101 years; Composition roof
• Construction: Asbestos shingle exterior; Composition roof
• Exterior features: Asbestos shingle exterior; Subdivision: EDGEWOOD

Interior

• Kitchen: Kitchen — approx. 7 x 4
• Bedrooms: Master bedroom (lower level) — approx. 8 x 5; Bedroom 2 — approx. 8 x 8; Bedroom 3 — approx. 8 x 8
• Flooring: Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; All window coverings remain; One living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alonso S Perales El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 353 students, 93% FRL); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 93% FRL vs 24% district-wide (68 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 7 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.3%/yr); year-one equity from $657 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.
• At projected returns (-2.3% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.39%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $184,184
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 Neptune St	0.60mi	3/2.0	1,296 (+1%)	5mo	$239,000	$184	63
2143 Calle Del Sol	0.62mi	3/2.0	1,292 (+0%)	5mo	$184,999	$143	62
2115 SW 19th St	0.62mi	3/2.0	1,334 (+4%)	2mo	$230,000	$172	60
1350 Barclay	0.49mi	3/1.0	1,120 (-13%)	14mo	$110,000	$98	44
1051 Kirk Pl	0.41mi	3/2.0	1,421 (+10%)	22mo	$165,000	$116	41

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

Projected returns pro-forma

-2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.51×
• Total profit: $13,551
• Equity at exit: $17,308

10-year hold

• IRR: 20.0%
• Equity multiple: 2.80×
• Total profit: $47,922
• Equity at exit: $13,716

Cash invested: $26,600 (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 78226

• Home prices YoY: -0.9%
• Active inventory: 7
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $408

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 65%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	0.63mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	22d	1	0.67mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	22d	1	0.86mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	0.86mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	17d	1	1.17mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	1.17mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	24d	1	1.18mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	24d	1	1.24mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	1.29mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	43d	1	1.40mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   statusdays on market $95,000 Active 25 DOM
2. 2026-06-17
   days on market $95,000 Price Change 24 DOM
3. 2026-06-16
   days on market $95,000 Price Change 23 DOM
4. 2026-06-15
   days on market $95,000 Price Change 22 DOM
5. 2026-06-13
   days on market $95,000 Price Change 20 DOM
6. 2026-06-12
   days on market $95,000 Price Change 19 DOM
7. 2026-06-09
   days on market $95,000 Price Change 16 DOM
8. 2026-06-08
   days on market $95,000 Price Change 15 DOM
9. 2026-06-08
   pricestatusdays on market $95,000 Price Change 14 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 13 DOM
11. 2026-06-03
    days on market $110,000 New 10 DOM
12. 2026-06-02
    days on market $110,000 New 9 DOM
13. 2026-06-01
    days on market $110,000 New 8 DOM
14. 2026-05-31
    remarks 33-char remark
15. 2026-05-31
    listed $110,000 New 7 DOM

ⓘ 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: $16,166
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,764
• Taxable income: $3,594
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,030/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance to bring it up to a livable condition. Immediate steps include cleaning and organizing the interior, painting, and replacing damaged flooring and cabinets. The property has significant potential for value increase with these improvements.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Severe peeling and damage
• Major kitchen cabinets — Severe damage and wear
• Major bathroom fixtures — Severe damage and wear
• Major flooring — Severe wear and damage
• Unknown HVAC system — No visible system in photos

Value-add opportunities

• Both Clean and organize interior — Improves appearance and functionality
• Both Paint exterior and interior — Enhances curb appeal and value
• Both Replace damaged flooring — Improves comfort and value
• Both Replace damaged cabinets and fixtures — Improves functionality and value
• Both Inspect and replace HVAC system — Improves comfort and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Severe peeling and damage	Major	$15,000–50,000
kitchen cabinets · Severe damage and wear	Major	$15,000–50,000
bathroom fixtures · Severe damage and wear	Major	$15,000–50,000
flooring · Severe wear and damage	Major	$15,000–50,000
HVAC system · No visible system in photos	Unknown	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both Clean and organize interior — Improves appearance and functionality ↑
• Both Paint exterior and interior — Enhances curb appeal and value ↑
• Both Replace damaged flooring — Improves comfort and value ↑
• Both Replace damaged cabinets and fixtures — Improves functionality and value ↑
• Both Inspect and replace HVAC system — Improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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
• City population: 1,806,925
• Population (ZIP): 6,907

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 27% White 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Portuguese 1%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 50%

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: ▼ -2.26%
• Current HPI: 244.9905
• Rent YoY: —
• Metro: —
• 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

• 2026-05-24 Listed $110,000 LERA