1130 Delaware · San Antonio, TX 78210

$59,900

2 bd · 1.0 ba · 659 sqft · SingleFamily public records · 281 Days on market

Built 1908 2,482 sqft lot $91/sqft · 57% below area ↓ 50% since listing

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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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

Key facts

• 2,482 sq ft lot
• Built 1908
• Listed 281 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.1%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1908 — 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.81% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 4.6

CMA / ARV

• ARV (median comp): $138,799
• List price: $59,900
• Delta: -56.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Spruce	0.42mi	2/1.0	708 (+7%)	9mo	$149,000	$210	61
620 S Mesquite St	0.53mi	2/1.0	696 (+6%)	18mo	$239,000	$343	51
339 Cooper St	0.71mi	2/1.0	665 (+1%)	20mo	$130,000	$195	49
1510 S Olive	0.40mi	2/2.0	748 (+14%)	13mo	$150,000	$201	44

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 1.62×
• Total profit: $10,415
• Equity at exit: $8,931

10-year hold

• IRR: 22.9%
• Equity multiple: 2.77×
• Total profit: $29,685
• Equity at exit: $5,179

Cash invested: $16,772 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$314
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $347

Break-even live

Break-even rent $647

Max offer price $59,900

Occupancy floor 63%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	44d	1	0.23mi
121 Douglas Way St San Antonio, TX	1.0	1.0	400	$825	$2.06	44d	1	0.27mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,300	$1.76	24d	1	0.31mi
726 Denver Blvd Unit 3 San Antonio, TX	1.0	1.0	525	$865	$1.65	44d	1	0.37mi
1716 S Olive St Unit 3 San Antonio, TX	1.0	1.0	590	$775	$1.31	44d	1	0.58mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	44d	1	0.60mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.62mi
616 Porter St Unit 618-p San Antonio, TX	1.0	1.0	680	$895	$1.32	4d	1	0.67mi
325 S Hackberry St San Antonio, TX	2.0	1.0	621	$1,200	$1.93	12d	1	0.71mi
647 Hammond Ave Unit 101 San Antonio, TX	2.0	1.0	660	$1,040	$1.58	24d	1	0.73mi
647 Hammond Ave San Antonio, TX	2.0	1.0	660	$1,040	$1.58	18d	1	0.73mi
601 E Highland Blvd Unit B San Antonio, TX	1.0	1.0	425	$950	$2.24	24d	1	0.80mi
601 E Highland Blvd Unit B San Antonio, TX	1.0	1.0	425	$950	$2.24	44d	1	0.80mi
538 Kayton Ave San Antonio, TX	1.0	1.0	735	$925	$1.26	16d	1	0.81mi
538 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	731	$925	$1.27	18d	1	0.81mi
540 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	730	$925	$1.27	18d	1	0.81mi
540 Kayton Ave San Antonio, TX	1.0	1.0	730	$950	$1.30	18d	1	0.81mi
113 S Olive St San Antonio, TX	1.0	1.0	444	$695	$1.57	24d	1	0.81mi
111 S Olive St San Antonio, TX	1.0	1.0	481	$749	$1.56	44d	1	0.82mi
111 S Olive St Unit A San Antonio, TX	1.0	1.0	481	$730	$1.52	44d	1	0.82mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$895	$2.07	44d	1	0.84mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$870	$2.01	20d	1	0.84mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	927	$1,478	$1.59	4d	12	0.90mi
142 Avant Ave Unit 3 San Antonio, TX	1.0	1.0	700	$950	$1.36	44d	1	0.91mi
407 Santos St San Antonio, TX	1.0	1.0	684	$998	$1.46	44d	1	0.91mi
506 W Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	740	$795	$1.07	24d	1	0.91mi
506 W Drexel Ave San Antonio, TX	2.0	1.0	740	$750	$1.01	24d	1	0.91mi
506 W Drexel Ave San Antonio, TX	1.0	1.0	740	$795	$1.07	22d	1	0.91mi
300 Labor St San Antonio, TX	1.0–2.0	1.0–2.0	829	$1,390	$1.68	2d	15	0.91mi
526 Cooper St Unit B San Antonio, TX	1.0	1.0	600	$895	$1.49	44d	1	0.94mi
843 Rigsby Ave Unit 2 San Antonio, TX	1.0	1.0	600	$1,100	$1.83	24d	1	0.96mi
114 Jacobs St Unit 201 San Antonio, TX	1.0	1.0	700	$1,350	$1.93	4d	1	0.97mi
318 Ferguson Ave Unit 2 San Antonio, TX	1.0	1.0	420	$700	$1.67	22d	1	1.01mi
110 Labor St Unit 610 San Antonio, TX	1.0	1.0	621	$1,281	$2.06	3d	1	1.01mi
203 Devine St Unit 2 San Antonio, TX	1.0	1.0	613	$975	$1.59	24d	1	1.06mi
203 Devine St Unit 1 San Antonio, TX	2.0	1.0	665	$1,250	$1.88	24d	1	1.06mi
2023 Beaver Ln San Antonio, TX	1.0	1.0	600	$960	$1.60	44d	1	1.07mi
1326 S Saint Mary's St Apt 6 San Antonio, TX	1.0	1.0	720	$998	$1.39	22d	1	1.07mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	44d	1	1.08mi
1506 Schley Ave San Antonio, TX	1.0	1.0	725	$850	$1.17	44d	1	1.12mi

Listing history 22 events

1. 2026-06-15
   statusdays on market $59,900 Pending 281 DOM
2. 2026-06-13
   days on market $59,900 Active 280 DOM
3. 2026-06-09
   days on market $59,900 Active 276 DOM
4. 2026-06-08
   days on market $59,900 Active 275 DOM
5. 2026-06-07
   days on market $59,900 Active 274 DOM
6. 2026-06-04
   days on market $59,900 Active 271 DOM
7. 2026-06-03
   days on market $59,900 Active 270 DOM
8. 2026-06-02
   days on market $59,900 Active 269 DOM
9. 2026-06-01
   days on market $59,900 Active 268 DOM
10. 2026-05-31
    days on market $59,900 Active 267 DOM
11. 2026-03-20
    status Back on Market 368-char remark

    Show marketing remark (368 chars)

    Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

12. 2026-02-25
    historical Active Option 368-char remark

    Show marketing remark (368 chars)

    Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

13. 2026-01-07
    price $59,900 368-char remark

    Show marketing remark (368 chars)

    Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

14. 2025-12-18
    price $75,000 368-char remark

    Show marketing remark (368 chars)

    Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

15. 2025-09-06
    listed $80,000 New 368-char remark

    Show marketing remark (368 chars)

    Investor-grade home just a few miles from downtown. Will need a severe amount of repairs. Cash only sale. Not in habitable or lendable condition. Sold as-is, Seller will not perform, contribute to, or allow Buyer to perform repairs prior to closing. Proof of funds and copy of EM check required with all offers. Seller's addendum to be completed upon negotiated offer.

16. 2025-09-03
    historical
17. 2025-05-01
    price $85,000
18. 2025-04-19
    listed $236,000 New
19. 2024-04-23
    soldstatus Sold
20. 2024-04-20
    status Pending
21. 2024-02-22
    listed $120,000 New
22. 2018-10-22
    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: $2,064 · $172/mo
• Projected year-2 tax: $2,064 · $172/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,038
• − Mortgage interest: −$3,355
• − Property taxes: −$2,064
• − Insurance: −$300
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,743
• Taxable income: $3,490
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $3,329/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: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-50.1% since first listed

12 events — show timeline

• 2026-03-20 Relisted — LERA
• 2026-02-25 Contingent — LERA
• 2026-01-07 Price Changed $59,900 LERA
• 2025-12-18 Price Changed $75,000 LERA
• 2025-09-06 Listed $80,000 LERA
• 2025-09-03 Listing Removed — LERA
• 2025-05-01 Price Changed $85,000 LERA
• 2025-04-19 Listed $236,000 LERA
• 2024-04-23 Sold (MLS) — LERA
• 2024-04-20 Pending — LERA
• 2024-02-22 Listed $120,000 LERA
• 2018-10-22 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,064 · -16.0% YoY. Source: county tax records.