219 Goodhue · San Antonio, TX 78218

$125,000

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 32 Days on market

Built 1959 7,927 sqft lot Est $196k · 36% 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 +24.9/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +8.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a value-add opportunity on a 3-bedroom, 2-bath, single-story, all-level, no-steps home. This is definitely a fixer-upper and in need of a full rehab. SOLD AS-IS. NO REPAIRS. Cash only. No seller financing, no creative terms, and no equitable interest assignments. Seller will only consider offers submitted on TREC/TAR promulgated forms. No 'blind' offers; property must be toured prior to submission.

Key facts

• 7,927 sq ft lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Terrell Hills El (math 19% / reading 38%, grade F, #2,706 of 4,322 statewide, top 63%, 601 students, 92% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 82% FRL vs 41% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 44% district-wide (-14 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.6%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1959 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1959 — 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: 1.35% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $195,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Covina Ave	0.11mi	4/2.5 (+1)	1,492 (+8%)	4mo	$245,000	$164	72
410 Blaze	0.15mi	3/2.0	1,229 (-12%)	4mo	$189,900	$155	71
559 Artemis	0.43mi	3/2.0	1,435 (+3%)	6mo	$230,000	$160	70
4107 Tallulah	0.55mi	3/2.0	1,395 (+0%)	7mo	$205,000	$147	68
4047 Tallulah Dr	0.58mi	3/2.0	1,339 (-4%)	4mo	$164,990	$123	64
4422 Tallulah	0.61mi	3/2.0	1,337 (-4%)	3mo	$149,900	$112	63
4503 Tropical	0.57mi	4/2.0 (+1)	1,404 (+1%)	6mo	$180,000	$128	61
911 Elkhorn	0.58mi	3/2.0	1,448 (+4%)	8mo	$149,900	$104	60
4538 Waikiki	0.56mi	3/2.0	1,524 (+10%)	0mo	$220,000	$144	58
7206 Glendora	0.54mi	4/1.0 (+1)	1,292 (-7%)	3mo	$150,000	$116	52
4163 Judivan	0.59mi	3/2.0	1,244 (-10%)	8mo	$175,000	$141	49
130 Bobby Lou	0.66mi	2/1.0 (-1)	1,188 (-14%)	6mo	$159,500	$134	31

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.77×
• Total profit: $-8,067
• Equity at exit: $18,638

10-year hold

• IRR: -1.8%
• Equity multiple: 0.90×
• Total profit: $-3,657
• Equity at exit: $10,808

Cash invested: $35,000 (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 78218

• Home prices YoY: -16.1%
• Rents YoY: -5.6%
• Active inventory: 131
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$656
• Tax from tax record: −$359 /mo · $4,304/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $267

Break-even live

Break-even rent $1,350

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Covina Ave San Antonio, TX	3.0	2.0	1332	$2,000	$1.50	24d	1	0.09mi
343 Blaze Ave San Antonio, TX	3.0	2.0	1438	$1,750	$1.22	16d	1	0.21mi
106 Covina Ave San Antonio, TX	3.0	2.0	1421	$2,000	$1.41	2d	1	0.23mi
4207 Waikiki Dr San Antonio, TX	3.0	2.0	1144	$1,475	$1.29	44d	1	0.29mi
6347 Kingston Dr San Antonio, TX	3.0	2.0	1672	$1,800	$1.08	4d	1	0.35mi
143 Huxley Dr San Antonio, TX	3.0	2.0	1290	$2,000	$1.55	24d	1	0.36mi
547 Cicero Ave Unit NA San Antonio, TX	3.0	2.0	1500	$1,525	$1.02	44d	1	0.37mi
4102 Waikiki Dr San Antonio, TX	3.0	1.0	1167	$1,395	$1.20	14d	1	0.39mi
4511 Diamondhead Dr San Antonio, TX	4.0	2.5	1829	$2,050	$1.12	8d	1	0.40mi
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	16d	1	0.43mi
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	24d	1	0.43mi
4310 Judivan San Antonio, TX	3.0	2.0	1859	$2,300	$1.24	19d	1	0.60mi
2355 Austin Hwy Apt 710 San Antonio, TX	2.0	2.0	908	$881	$0.97	3d	1	0.64mi
6810 Glendora Ave Unit 15 San Antonio, TX	2.0	1.0	1000	$865	$0.86	44d	1	0.65mi
842 Corinne Dr #21 San Antonio, TX	3.0	2.0	1248	$49,000	$39.26	22d	1	0.79mi
3730 La Sabre Dr San Antonio, TX	4.0	2.0	1434	$1,900	$1.32	44d	1	0.84mi
4431 Myrna Dr San Antonio, TX	2.0	2.0	1186	$1,035	$0.87	15d	1	0.93mi
3623 Invicta Dr San Antonio, TX	3.0	2.0	1688	$1,695	$1.00	2d	1	0.98mi
2600 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	951	$1,042	$1.10	3d	1	1.01mi
5014 Galahad Dr San Antonio, TX	4.0	2.0	1400	$1,900	$1.36	2d	1	1.01mi
1006 Sumner Dr San Antonio, TX	3.0	2.0	1314	$1,697	$1.29	24d	1	1.04mi
5031 Lancelot Dr San Antonio, TX	3.0	2.0	1340	$1,395	$1.04	44d	1	1.05mi
2554 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	988	$1,047	$1.06	3d	1	1.06mi
354 Brettonwood Dr Unit 1 San Antonio, TX	3.0	1.0	1056	$1,395	$1.32	44d	1	1.07mi
4229 Renault Dr San Antonio, TX	3.0	2.0	1152	$1,525	$1.32	18d	1	1.07mi
339 Brettonwood Dr San Antonio, TX	3.0	2.0	1063	$2,000	$1.88	24d	1	1.08mi
258 Antrim Dr San Antonio, TX	3.0	2.0	1252	$1,595	$1.27	44d	1	1.11mi
258 Cresham Dr San Antonio, TX	3.0	2.0	1383	$1,650	$1.19	44d	1	1.17mi
226 Antrim Dr San Antonio, TX	3.0	1.0	960	$1,395	$1.45	3d	1	1.18mi
4811 Village Vw San Antonio, TX	3.0	2.0	1288	$1,450	$1.13	8d	1	1.22mi
3400 Northeast Pkwy Apt 1116 San Antonio, TX	2.0	1.5	950	$1,199	$1.26	44d	1	1.33mi
2607 NE Interstate 410 Loop San Antonio, TX	3.0	1.0	1200	$1,120	$0.93	44d	1	1.34mi
5134 Gawain Dr San Antonio, TX	3.0	2.0	1488	$1,750	$1.18	18d	1	1.34mi
3400 Northeast Pkwy Apt 710 San Antonio, TX	2.0	2.0	950	$1,043	$1.10	3d	1	1.36mi
3400 Northeast Pkwy Unit 1808 San Antonio, TX	2.0	2.0	1039	$1,199	$1.15	44d	1	1.36mi
5143 Village Lawn San Antonio, TX	3.0	1.5	1008	$1,450	$1.44	22d	1	1.36mi
5130 Village Green San Antonio, TX	3.0	1.0	1620	$1,350	$0.83	16d	1	1.36mi
4848 Goldfield San Antonio, TX	2.0	1.0	930	$1,325	$1.42	44d	1	1.37mi
2530 Harry Wurzbach Rd San Antonio, TX	1.0–3.0	1.0–2.0	950	$1,420	$1.49	3d	10	1.38mi
5202 Gawain Dr San Antonio, TX	2.0	1.0	1100	$1,075	$0.98	11d	1	1.42mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-03-20
   listed $125,000 New
3. 2016-04-25
   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: $4,304 · $359/mo
• Projected year-2 tax: $4,304 · $359/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,247
• − Mortgage interest: −$7,002
• − Property taxes: −$4,304
• − Insurance: −$625
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,636
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,854/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 39,428
• Household income: $57,285
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2508.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 25% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 60% English-only · Spanish 34% Vietnamese 1% Other Asian/Pacific 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: ▼ -52.17%
• Current HPI: 271.2807
• Rent YoY: ▼ -5.56%
• 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

• 2026-04-21 Pending — LERA
• 2026-03-20 Listed $125,000 LERA
• 2016-04-25 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $4,304 · -4.7% YoY. Source: county tax records.