318 Vickers Ave · San Antonio, TX 78211

$109,900

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 51 Days on market

Built 1960 6,272 sqft lot $86/sqft · 41% below area Est $187k · 41% under

---

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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.5/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Fix and flip ready for your ideas. 3/2 with open canvas. AS-IS WHERE-IS.

Key facts

• Spacious backyard
• 6,272 sq ft lot
• Built 1960

Tags

• SPACIOUS BACKYARD
• OUTDOOR ENTERTAINING AREA
• FULL OF POSSIBILITIES

Property features AI

Finance

• Financial info: Down payment assistance not indicated
• HOA & community: Subdivision: Harlandale / Harlandale NW

Exterior

• Utilities: Electric service provided by CPS; Water and sewer provided by SAWS; City garbage service
• Home design: Siding exterior; Composition roof; Pre-owned home, approximately 66 years old
• Construction: Siding exterior; Composition roof; Approximately 66 years old
• Exterior features: Street paved with curbs and sidewalks; Asphalt and city street improvements

Interior

• Kitchen: Kitchen approximately 8 x 6
• Bedrooms: Primary bedroom on lower level, approximately 12 x 12; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 12
• Flooring: Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heat; Window air conditioning (1 unit)
• Interior features: Two living areas; Separate dining room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 162 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $266 of equity ($760 loan paydown + $-494 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1960 — 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: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 6.2

CMA / ARV

• ARV (median comp): $187,150
• List price: $109,900
• Delta: -41.28%
• 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
503 Vickers	0.10mi	3/2.0 (+1)	1,328 (+4%)	4mo	$183,900	$138	76
1424 W Gerald Ave	0.06mi	2/1.0	1,180 (-8%)	11mo	$98,999	$84	76
702 Berlin	0.28mi	3/1.0 (+1)	1,296 (+2%)	7mo	$100,000	$77	73
1166 Fitch	0.34mi	3/2.0 (+1)	1,292 (+1%)	3mo	$225,000	$174	70
1161 Fitch	0.36mi	3/2.0 (+1)	1,300 (+2%)	6mo	$235,000	$181	66
862 W Southcross	0.20mi	3/2.0 (+1)	1,407 (+10%)	1mo	$235,000	$167	63
1229 Flanders Ave	0.62mi	3/2.0 (+1)	1,295 (+2%)	1mo	$230,000	$178	59
1519 W Harlan Ave	0.57mi	3/2.0 (+1)	1,278 (+0%)	10mo	$239,000	$187	56
1201 Brighton	0.70mi	3/2.0 (+1)	1,259 (-1%)	2mo	$260,000	$207	54
918 Berlin Ave	0.43mi	3/2.0 (+1)	1,383 (+8%)	6mo	$282,500	$204	52
1918 Brunswick	0.52mi	3/2.0 (+1)	1,438 (+13%)	3mo	$239,000	$166	43
1407 Crystal	0.75mi	3/2.0 (+1)	1,104 (-14%)	8mo	$165,000	$149	27

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.39×
• Total profit: $11,999
• Equity at exit: $29,466

10-year hold

• IRR: 14.0%
• Equity multiple: 2.47×
• Total profit: $45,171
• Equity at exit: $33,522

Cash invested: $30,772 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$576
• Tax from tax record: −$276 /mo · $3,313/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $273

Break-even live

Break-even rent $1,137

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $335	-5% $304	+0% $273	+5% $242	+10% $211
Rent	-10% $156	-5% $215	+0% $273	+5% $332	+10% $390
Rate	-1.0pp $329	-0.5pp $301	base $273	+0.5pp $245	+1.0pp $216

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	12d	1	0.13mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	44d	1	0.13mi
507 Linden Ave San Antonio, TX	3.0	2.5	1668	$1,695	$1.02	5d	1	0.16mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	0.58mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	16d	1	0.78mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	1.09mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	1.13mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	16d	1	1.21mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	25d	1	1.21mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	44d	1	1.22mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	25d	1	1.24mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	1.26mi
425 San Blas San Antonio, TX	2.0	1.0	1568	$1,285	$0.82	44d	1	1.33mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	12d	1	1.36mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	18d	1	1.38mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	1.39mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	25d	1	1.42mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	25d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 51 DOM
2. 2026-06-18
   days on market $109,900 Active 48 DOM
3. 2026-06-17
   days on market $109,900 Active 47 DOM
4. 2026-06-16
   days on market $109,900 Active 46 DOM
5. 2026-06-15
   days on market $109,900 Active 45 DOM
6. 2026-06-13
   days on market $109,900 Active 43 DOM
7. 2026-06-13
   days on market $109,900 Active 42 DOM
8. 2026-06-09
   days on market $109,900 Active 39 DOM
9. 2026-06-08
   statusdays on market $109,900 Active 38 DOM
10. 2026-06-07
    days on market $109,900 Price Change 37 DOM
11. 2026-06-04
    days on market $109,900 Price Change 34 DOM
12. 2026-06-03
    days on market $109,900 Price Change 33 DOM
13. 2026-06-02
    days on market $109,900 Price Change 32 DOM
14. 2026-06-01
    days on market $109,900 Price Change 31 DOM
15. 2026-05-31
    days on market $109,900 Price Change 30 DOM
16. 2026-05-01
    listed $119,900 New 472-char remark
17. 2026-03-18
    historical
18. 2026-01-09
    listed $129,000 New
19. 2025-06-04
    soldstatus
20. 2025-05-21
    soldstatus Sold

    Show marketing remark (72 chars)

    Fix and flip ready for your ideas. 3/2 with open canvas. AS-IS WHERE-IS.

21. 2025-05-05
    listed $90,000

    Show marketing remark (72 chars)

    Fix and flip ready for your ideas. 3/2 with open canvas. AS-IS WHERE-IS.

22. 2025-05-05
    historical

    Show marketing remark (72 chars)

    Fix and flip ready for your ideas. 3/2 with open canvas. AS-IS WHERE-IS.

ⓘ 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: $3,313 · $276/mo
• Projected year-2 tax: $3,313 · $276/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: $17,795
• − Mortgage interest: −$6,156
• − Property taxes: −$3,313
• − Insurance: −$550
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,197
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,864/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+22.1% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $109,900 LERA
• 2026-05-01 Listed $119,900 LERA
• 2026-03-18 Listing Removed — LERA
• 2026-01-09 Listed $129,000 LERA
• 2025-06-04 Sold (Public Records) — Public Records
• 2025-05-21 Sold (MLS) — LERA
• 2025-05-05 Listing Removed — LERA
• 2025-05-05 Listed $90,000 LERA

Property tax history

+5.1%/yr

Latest (2025): $3,313 · +20.3% YoY. Source: county tax records.