1109 Allende · San Antonio, TX 78237

$75,000

4 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 60 Days on market

Built 1940 5,793 sqft lot

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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
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Investor special with serious potential in the heart of San Antonio! This 4-bedroom, 2-bath home offers approximately 1,220 square feet and is ready for a full renovation. Perfect for investors, flippers, or buyers looking to build sweat equity, this property needs significant TLC and is being sold as-is. With the right vision and updates, this home could be transformed into a strong income-producing asset or a beautifully refreshed residence. The layout provides a solid starting point with four bedrooms and two full baths, offering flexibility for redesign or modernization. Ideal for a fix-and-flip, rental portfolio addition, or long-term hold strategy. Conveniently located with quick acce

Key facts

• Full renovation
• 5,793 sq ft lot
• Built 1940

Tags

• FULL RENOVATION
• QUICK ACCESS TO IH-410
• MINUTES FROM GROCERY STORES
• SITUATED WITHIN EDGEWOOD ISD

Property features AI

Finance

• Other:
• Financial info: Down payment resource not available
• HOA & community: Subdivision: WEST LAWN AREA 5

Exterior

• Parking:
• Security:
• Utilities: City water; City sewer; City power
• Home design: Pre-owned property; Approximate age: 86 years
• Construction: Slab foundation; Composition roof
• Exterior features: Wood exterior; Lot in WEST LAWN AREA 5 subdivision

Interior

• Kitchen: Kitchen (13 x 11)
• Bedrooms: Master bedroom with ceiling fan (11 x 12); Second bedroom (11 x 11); Third bedroom (10 x 10); Fourth bedroom (9 x 10)
• Flooring: Ceramic tile flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bathroom with shower (5 x 7)
• Heating & cooling: Natural gas heating
• Interior features: Ceiling fans; Washer and dryer connections; Gas water heater; Living/dining room combination; Single living area; Utility room inside; Main-level laundry room; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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.
• 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.
• Market conditions: Rents rising fast (+6.1%/yr); 140 active listings in the ZIP; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 44% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k 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 + 6.1% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.10% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.79%
• DSCR: 2.59
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 54.1%
• Equity multiple: 5.09×
• Total profit: $85,932
• Equity at exit: $67,566

10-year hold

• IRR: 49.0%
• Equity multiple: 12.13×
• Total profit: $233,632
• Equity at exit: $145,709

Cash invested: $21,000 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 140
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $626

Break-even live

Break-even rent $782

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $669	-5% $647	+0% $626	+5% $605	+10% $584
Rent	-10% $502	-5% $564	+0% $626	+5% $688	+10% $751
Rate	-1.0pp $664	-0.5pp $645	base $626	+0.5pp $607	+1.0pp $587

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 60 DOM
2. 2026-06-21
   days on market $75,000 Active 59 DOM
3. 2026-06-18
   statusdays on market $75,000 Active 57 DOM
4. 2026-06-17
   days on market $75,000 Price Change 56 DOM
5. 2026-06-16
   days on market $75,000 Price Change 55 DOM
6. 2026-06-15
   days on market $75,000 Price Change 54 DOM
7. 2026-06-13
   days on market $75,000 Price Change 52 DOM
8. 2026-06-12
   days on market $75,000 Price Change 51 DOM
9. 2026-06-09
   days on market $75,000 Price Change 48 DOM
10. 2026-06-08
    days on market $75,000 Price Change 47 DOM
11. 2026-06-08
    pricestatusdays on market $75,000 Price Change 46 DOM
12. 2026-06-07
    days on market $85,000 Active 45 DOM
13. 2026-06-03
    days on market $85,000 Active 42 DOM
14. 2026-06-02
    days on market $85,000 Active 41 DOM
15. 2026-06-01
    days on market $85,000 Active 40 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    listed $85,000 Active 39 DOM

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,896
• − Mortgage interest: −$4,201
• − Property taxes: −$2,318
• − Insurance: −$375
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$2,182
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $5,884/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: 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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

• 2026-04-22 Listed $85,000 LERA

Property tax history

+4.9%/yr

Latest (2025): $2,318 · -4.9% YoY. Source: county tax records.