1404 N Olive St · San Antonio, TX 78208

$89,750

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 115 Days on market

Built 1925 5,140 sqft lot $69/sqft · 66% below area

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Two Lots in Near Eastside Neighborhood!!! Scrape and Build or renovate one and build on the second. This property at 1404 N Olive St is a 1,300 sq. ft. craftsman-style home built in 1925, located in the rapidly growing Near Eastside neighborhood of San Antonio. Marketed as an "Investor Special, " it offers significant redevelopment potential as a complete rehab project or a full overhaul on its 5,140 sq. ft.

Key facts

• Craftsman style
• Full overhaul
• 5,140 sq ft lot

Tags

• CRAFTSMAN STYLE
• REDEVELOPMENT POTENTIAL
• COMPLETE REHAB PROJECT
• FULL OVERHAUL
• NEAR EASTSIDE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 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 flat; 27 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $2,003/mo this rent would consume 90% of the median local household income ($27k/yr) (locally 526% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($620 loan paydown + $9k 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 + 0.7% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 115 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; 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 $81,672 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1925 — 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: 2.23% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.67%
• DSCR: 2.85
• GRM: 3.7

CMA / ARV

• ARV (median comp): $262,666
• List price: $89,750
• Delta: -65.83%
• 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
1629 Olive Ibis	0.22mi	3/2.0	1,280 (-2%)	4mo	$229,950	$180	84
115 Sharer	0.12mi	3/2.0	1,245 (-4%)	4mo	$316,000	$254	84
1669 Olive Ibis	0.23mi	3/2.0	1,280 (-2%)	4mo	$229,950	$180	83
1621 Olive Ibis	0.20mi	3/2.0	1,434 (+10%)	4mo	$242,950	$169	70
1001 Mason	0.64mi	2/1.0 (-1)	1,244 (-4%)	2mo	$200,000	$161	52
823 N Palmetto	0.59mi	3/2.0	1,462 (+12%)	1mo	$265,000	$181	51
919 Saint James	0.67mi	2/2.0 (-1)	1,390 (+7%)	2mo	$245,000	$176	51
215 Cunningham Ave	0.73mi	3/2.0	1,400 (+8%)	4mo	$380,000	$271	50
1019 Nolan	0.66mi	3/1.0	1,184 (-9%)	2mo	$210,000	$177	49
906 E Carson St	0.61mi	2/1.0 (-1)	1,178 (-9%)	2mo	$307,000	$261	45
915 Saint James	0.67mi	3/2.0	1,491 (+15%)	2mo	$311,500	$209	43
1015 Rogers	0.65mi	4/1.0 (+1)	1,136 (-13%)	3mo	$76,019	$67	37

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 · 0.7% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 4.98×
• Total profit: $100,012
• Equity at exit: $80,854

10-year hold

• IRR: 47.5%
• Equity multiple: 10.65×
• Total profit: $242,627
• Equity at exit: $174,365

Cash invested: $25,130 (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 78208

• Home prices YoY: 3.2%
• Rents YoY: 0.7%
• Active inventory: 27
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$471
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $873

Break-even live

Break-even rent $898

Max offer price $89,750

Occupancy floor 51%

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: $22,438
• Closing costs: $2,692
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 N Hackberry St #102 San Antonio, TX	2.0	2.5	1474	$2,500	$1.70	10d	1	0.16mi
1121 Willow St San Antonio, TX	2.0	1.0	900	$1,000	$1.11	43d	1	0.27mi
330 E Carson St Unit 3103 San Antonio, TX	2.0	2.5	1398	$1,890	$1.35	23d	1	0.29mi
330 E Carson St San Antonio, TX	2.0	2.0	1398	$1,890	$1.35	21d	1	0.29mi
330 E Carson St Unit 3103 San Antonio, TX	2.0	2.5	1398	$2,170	$1.55	43d	1	0.29mi
330 E Carson St San Antonio, TX	2.0	2.0	1398	$1,890	$1.35	20d	1	0.29mi
330 E Carson St Unit 1201 San Antonio, TX	2.0	2.0	1215	$1,650	$1.36	23d	1	0.29mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$2,215	$1.55	43d	1	0.29mi
330 E Carson St Unit 2103 San Antonio, TX	3.0	3.0	1428	$1,930	$1.35	23d	1	0.29mi
410 E Carson St Unit 3 San Antonio, TX	2.0	1.5	900	$1,800	$2.00	43d	1	0.33mi
201 E Carson St Unit 2 San Antonio, TX	2.0	2.0	927	$2,500	$2.70	43d	1	0.33mi
201 E Carson St Unit 1 San Antonio, TX	2.0	2.0	1854	$2,250	$1.21	23d	1	0.33mi
1542 N Alamo St San Antonio, TX	1.0–2.0	1.0–2.0	852	$2,000	$2.35	4d	2	0.34mi
1542 N Alamo St San Antonio, TX	2.0	2.0	1013	$2,485	$2.45	43d	1	0.34mi
1116 Muncey St Unit 1 San Antonio, TX	3.0	2.0	896	$1,600	$1.79	43d	1	0.36mi
1116 Muncey St Unit 2 San Antonio, TX	3.0	2.0	896	$1,500	$1.67	16d	1	0.36mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	43d	1	0.37mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	43d	1	0.38mi
1219 Muncey San Antonio, TX	2.0	2.0	944	$1,350	$1.43	23d	1	0.40mi
1203 Austin St San Antonio, TX	1.0–2.0	1.0–2.0	933	$2,334	$2.50	1d	43	0.40mi
819 E Grayson St San Antonio, TX	1.0–2.0	1.0	825	$999	$1.21	23d	4	0.45mi
831 E Grayson St San Antonio, TX	2.0	1.0	787	$999	$1.27	14d	4	0.46mi
1800 Broadway St San Antonio, TX	2.0	1.0–2.5	1100	$2,734	$2.49	1d	41	0.46mi
914 E Josephine St San Antonio, TX	2.0	2.5	1420	$2,450	$1.73	43d	1	0.47mi
1021 N Alamo St San Antonio, TX	2.0	1.0	1202	$2,000	$1.66	43d	1	0.49mi
1915 Broadway Unit 710 San Antonio, TX	2.0	2.0	1134	$2,066	$1.82	3d	1	0.56mi
503 Avenue A San Antonio, TX	2.0	1.0–2.0	906	$3,325	$3.67	2d	55	0.56mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	43d	1	0.56mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	23d	1	0.57mi
111 W Jones Ave San Antonio, TX	2.0	1.0–2.0	773	$2,689	$3.48	1d	17	0.57mi
122 Roy Smith St San Antonio, TX	3.0	1.0–3.0	996	$3,299	$3.31	2d	18	0.57mi
704 N Cherry St Unit 704 San Antonio, TX	2.0	2.5	1200	$1,800	$1.50	43d	1	0.58mi
925 E Carson St Unit 710 San Antonio, TX	2.0	2.0	1019	$1,918	$1.88	3d	1	0.64mi
891 Avenue B San Antonio, TX	2.0	2.0	1053	$1,777	$1.69	43d	1	0.65mi
312 Pearl Pkwy San Antonio, TX	1.0–2.0	1.5–2.0	1118	$6,475	$5.79	43d	4	0.65mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	23d	1	0.67mi
923 E Carson St San Antonio, TX	2.0	1.0–2.0	859	$2,459	$2.86	1d	38	0.67mi
120 9th St San Antonio, TX	1.0–2.0	1.0–2.0	923	$1,757	$1.90	1d	20	0.67mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	43d	1	0.67mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	23d	1	0.70mi

Listing history 33 events

1. 2026-06-18
   days on market $89,750 Active 115 DOM
2. 2026-06-17
   days on market $89,750 Active 114 DOM
3. 2026-06-16
   days on market $89,750 Active 113 DOM
4. 2026-06-15
   days on market $89,750 Active 112 DOM
5. 2026-06-13
   days on market $89,750 Active 110 DOM
6. 2026-06-09
   days on market $89,750 Active 106 DOM
7. 2026-06-08
   days on market $89,750 Active 105 DOM
8. 2026-06-07
   days on market $89,750 Active 104 DOM
9. 2026-06-04
   days on market $89,750 Active 101 DOM
10. 2026-06-03
    days on market $89,750 Active 100 DOM
11. 2026-06-02
    days on market $89,750 Active 99 DOM
12. 2026-06-01
    days on market $89,750 Active 98 DOM
13. 2026-05-31
    days on market $89,750 Active 97 DOM
14. 2026-05-07
    price $89,750 421-char remark

    Show marketing remark (421 chars)

    Two Lots in Near Eastside Neighborhood!!! Scrape and Build or renovate one and build on the second. This property at 1404 N Olive St is a 1,300 sq. ft. craftsman-style home built in 1925, located in the rapidly growing Near Eastside neighborhood of San Antonio. Marketed as an "Investor Special, " it offers significant redevelopment potential as a complete rehab project or a full overhaul on its 5,140 sq. ft.

15. 2026-04-24
    price $89,850 421-char remark

    Show marketing remark (421 chars)

    Two Lots in Near Eastside Neighborhood!!! Scrape and Build or renovate one and build on the second. This property at 1404 N Olive St is a 1,300 sq. ft. craftsman-style home built in 1925, located in the rapidly growing Near Eastside neighborhood of San Antonio. Marketed as an "Investor Special, " it offers significant redevelopment potential as a complete rehab project or a full overhaul on its 5,140 sq. ft.

16. 2026-02-23
    listed $89,950 Active 421-char remark

    Show marketing remark (421 chars)

    Two Lots in Near Eastside Neighborhood!!! Scrape and Build or renovate one and build on the second. This property at 1404 N Olive St is a 1,300 sq. ft. craftsman-style home built in 1925, located in the rapidly growing Near Eastside neighborhood of San Antonio. Marketed as an "Investor Special, " it offers significant redevelopment potential as a complete rehab project or a full overhaul on its 5,140 sq. ft.

17. 2026-02-04
    historical
18. 2025-12-03
    listed $104,999 New
19. 2025-12-01
    historical
20. 2025-09-04
    price $120,000
21. 2025-07-30
    price $130,000
22. 2025-07-23
    listed $135,000 New
23. 2025-05-31
    historical
24. 2025-04-04
    price $140,000
25. 2024-12-21
    price $149,900
26. 2024-11-22
    listed $189,900 New
27. 2022-12-10
    historical
28. 2022-12-09
    soldstatus Sold
29. 2022-12-09
    soldstatus
30. 2022-11-03
    status Price Change
31. 2022-10-09
    status Pending
32. 2022-10-08
    price $125,000
33. 2022-10-05
    listed $58,800 New

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,416 · $201/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 · 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: $24,031
• − Mortgage interest: −$5,027
• − Property taxes: −$2,416
• − Insurance: −$449
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − Depreciation: −$2,611
• Taxable income: $9,683
• Est. tax owed @ 24.0%: −$2,324
• After-tax cash flow: $8,148/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): 3,861
• Household income: $26,595
• Rent vs Own: 67.5% rent · 32.5% own
• Severe rent burden: 526.0

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 (63%)
• Race & ethnicity: Hispanic / Latino 63% Black 25% Two or more races 22% White 10%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Serbian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 30% Russian/Polish/Slavic 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: ▲ 13.53%
• Current HPI: 432.482
• Rent YoY: ▲ 0.70%
• 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

+52.6% since first listed

20 events — show timeline

• 2026-05-07 Price Changed $89,750 Unlock MLS
• 2026-04-24 Price Changed $89,850 Unlock MLS
• 2026-02-23 Listed $89,950 Unlock MLS
• 2026-02-04 Listing Removed — LERA
• 2025-12-03 Listed $104,999 LERA
• 2025-12-01 Listing Removed — LERA
• 2025-09-04 Price Changed $120,000 LERA
• 2025-07-30 Price Changed $130,000 LERA
• 2025-07-23 Listed $135,000 LERA
• 2025-05-31 Listing Removed — LERA
• 2025-04-04 Price Changed $140,000 LERA
• 2024-12-21 Price Changed $149,900 LERA
• 2024-11-22 Listed $189,900 LERA
• 2022-12-10 Listing Removed — LERA
• 2022-12-09 Sold (MLS) — LERA
• 2022-12-09 Sold (Public Records) — Public Records
• 2022-11-03 Relisted — LERA
• 2022-10-09 Pending — LERA
• 2022-10-08 Price Changed $125,000 LERA
• 2022-10-05 Listed $58,800 LERA

Property tax history

+5.0%/yr

Latest (2025): $2,416 · -13.1% YoY. Source: county tax records.