302 Guanajuato · San Antonio, TX 78237-4239

$139,499

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 273 Days on market

Built 1984 7,013 sqft lot ↓ 7% since listing

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Welcome to this charming 3 bedroom, 2 bath home nestled in well-established neighborhood. The well-manicured landscape surrounding the property creates a great setting for outdoor gatherings. The fence property provides enough space for plenty of parking. Schedule a showing today!!

Key facts

• Fence property
• Plenty of parking
• 7,013 sq ft lot

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• WELL MANICURED LANDSCAPE
• FENCE PROPERTY
• PLENTY OF PARKING

Property features AI

Finance

• Financial info: Down payment resource available
• HOA & community: Subdivision: GARDENDALE (GARDENDALE AREA 8 ED)

Exterior

• Utilities: Gas service: CPS; Electric: CPS; Water: SAWS (city water); Sewer: SAWS (city sewer); City garbage service
• Home design: Pre-owned property; Approximate age: 41 years; Composition roof
• Construction: Siding exterior; Composition roof; Approximate age 41 years
• Exterior features: Siding exterior

Interior

• Kitchen: Eat-in kitchen (approx. 7 x 14); Stove/Range included
• Bedrooms: Master bedroom on lower level (approx. 10 x 11); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 10)
• Flooring: Carpeting; Ceramic tile; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity (approx. 8 x 8)
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); 3+ window air conditioners
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range; Smoke alarm; Gas water heater; City garbage service; Eat-in kitchen; Laundry room; All window coverings remain; 1 living area
• Laundry & utility: Laundry room with washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 1 active listings in the ZIP; 3 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

• In year one you build about $5k of equity ($964 loan paydown + $4k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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: 1.08% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.67×
• Total profit: $26,279
• Equity at exit: $62,725

10-year hold

• IRR: 13.9%
• Equity multiple: 3.06×
• Total profit: $80,483
• Equity at exit: $96,666

Cash invested: $39,060 (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 78237-4239

• Active inventory: 1
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $148

Break-even live

Break-even rent $1,313

Max offer price $139,499

Occupancy floor 85%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	22d	1	1.30mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	4d	1	1.30mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	24d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $139,499 Active 273 DOM
2. 2026-06-17
   days on market $139,499 Active 272 DOM
3. 2026-06-16
   days on market $139,499 Active 271 DOM
4. 2026-06-15
   days on market $139,499 Active 270 DOM
5. 2026-06-13
   days on market $139,499 Active 268 DOM
6. 2026-06-12
   days on market $139,499 Active 267 DOM
7. 2026-06-09
   days on market $139,499 Active 264 DOM
8. 2026-06-08
   days on market $139,499 Active 263 DOM
9. 2026-06-08
   days on market $139,499 Active 262 DOM
10. 2026-06-07
    days on market $139,499 Active 261 DOM
11. 2026-06-03
    days on market $139,499 Active 258 DOM
12. 2026-06-02
    days on market $139,499 Active 257 DOM
13. 2026-06-01
    days on market $139,499 Active 256 DOM
14. 2026-05-31
    remarks 282-char remark
15. 2026-05-31
    listed $139,499 Active 255 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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,004
• − Mortgage interest: −$7,814
• − Property taxes: −$2,975
• − Insurance: −$697
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,058
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,873/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.0% since first listed

13 events — show timeline

• 2026-03-17 Relisted — LERA
• 2026-03-16 Listing Removed — LERA
• 2025-09-17 Listed $139,499 LERA
• 2025-09-12 Listing Removed — LERA
• 2025-06-13 Listed $142,499 LERA
• 2025-06-06 Listing Removed — LERA
• 2025-01-08 Listed $144,999 LERA
• 2025-01-06 Listing Removed — LERA
• 2024-10-08 Listed $147,500 LERA
• 2024-10-07 Listing Removed — LERA
• 2024-10-06 Contingent — LERA
• 2024-08-20 Price Changed $147,500 LERA
• 2024-07-14 Listed $150,000 LERA

Property tax history

+5.0%/yr

Latest (2025): $2,975 · +10.0% YoY. Source: county tax records.