402 Chipinque · San Antonio, TX 78237

$180,000

3 bd · 1.0 ba · 1,588 sqft · SingleFamily public records · 23 Days on market

Built 1977 5,880 sqft lot Est $127k · 42% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Rare opportunity to own a property with a detached living quarters complete with its own kitchen, living area, bedroom, full bath, and private side entrance. Freshly painted and featuring a durable metal roof, this corner lot property offers flexibility and space that is increasingly difficult to find. The main home features 3 bedrooms and 1 bath, while the detached living quarters provides additional room for guests, extended household needs, hobbies, or a home office. Enjoy a large covered patio, carport, and fully fenced yard with plenty of space to relax and entertain. Conveniently located and full of potential, this is a property you won't want to miss.

Key facts

• Durable metal roof
• Large covered patio
• Fully fenced yard

Tags

• DETACHED LIVING QUARTERS
• PRIVATE SIDE ENTRANCE
• DURABLE METAL ROOF
• LARGE COVERED PATIO
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: Currently being leased; Not a down payment resource property

Exterior

• Utilities: City water/sewer
• Home design: Siding exterior; Pre-owned home; Level lot
• Construction: Built approximately 49 years ago; Slab foundation; Metal roof
• Exterior features: Covered patio; Chain link fence; Corner lot; Curbs and sidewalks

Interior

• Kitchen: Island kitchen; Gas cooking; Stove/Range
• Bedrooms: Master bedroom 12 x 12 with ceiling fan; Bedroom 2 11 x 10; Bedroom 3 9 x 11; Bedroom 4 13 x 13
• Flooring: Linoleum flooring; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination and single vanity (9 x 9)
• Heating & cooling: Heat pump heating; Electric heat; Three or more window A/C units
• Interior features: Ceiling fans; Open floor plan; Island kitchen; Two living areas; Utility room inside; Some window coverings remain; Has fireplace; Accessible/adaptive home; Two or more access exits; Interior door openings 32"+; No carpet; Level lot
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.3% below list).
• Recommended offer: $143k (20.4% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+6.1%/yr); 135 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $143,331 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $127,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Barclay St	0.64mi	3/2.0	1,557 (-2%)	15mo	$125,000	$80	51

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 2.78×
• Total profit: $89,552
• Equity at exit: $162,158

10-year hold

• IRR: 20.4%
• Equity multiple: 6.65×
• Total profit: $284,999
• Equity at exit: $349,700

Cash invested: $50,400 (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: 135
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$944
• Tax from tax record: −$322 /mo · $3,861/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-208

Break-even live

Break-even rent $1,697

Max offer price $143,331

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-157	+0% $-208	+5% $-259	+10% $-309
Rent	-10% $-321	-5% $-264	+0% $-208	+5% $-151	+10% $-94
Rate	-1.0pp $-117	-0.5pp $-162	base $-208	+0.5pp $-254	+1.0pp $-302

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.85mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	5d	1	0.85mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.12mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	44d	1	1.25mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	4d	1	1.35mi

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 23 DOM
2. 2026-06-18
   days on market $180,000 Active 21 DOM
3. 2026-06-17
   days on market $180,000 Active 20 DOM
4. 2026-06-16
   days on market $180,000 Active 19 DOM
5. 2026-06-15
   days on market $180,000 Active 18 DOM
6. 2026-06-13
   days on market $180,000 Active 16 DOM
7. 2026-06-12
   days on market $180,000 Active 15 DOM
8. 2026-06-09
   days on market $180,000 Active 12 DOM
9. 2026-06-08
   statusdays on market $180,000 Active 11 DOM
10. 2026-06-08
    days on market $180,000 New 10 DOM
11. 2026-06-07
    days on market $180,000 New 9 DOM
12. 2026-06-03
    days on market $180,000 New 6 DOM
13. 2026-06-02
    days on market $180,000 New 5 DOM
14. 2026-06-01
    days on market $180,000 New 4 DOM
15. 2026-05-31
    remarks 666-char remark
16. 2026-05-31
    listed $180,000 New 3 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: $3,861 · $322/mo
• Projected year-2 tax: $3,861 · $322/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 ≥109°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: $17,212
• − Mortgage interest: −$10,083
• − Property taxes: −$3,861
• − Insurance: −$900
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$5,236
• Taxable loss: −$5,622
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-1,142/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

+2.9% since first listed

6 events — show timeline

• 2026-05-28 Listed $180,000 LERA
• 2026-03-10 Listing Removed — LERA
• 2025-10-12 Price Changed $174,500 LERA
• 2025-09-29 Relisted — LERA
• 2025-09-26 Listing Removed — LERA
• 2025-09-13 Listed $175,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $3,861 · -11.3% YoY. Source: county tax records.