2715 San Luis St · San Antonio, TX 78207

$78,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 31 Days on market

Built 1950 2,613 sqft lot Est $90k · 14% 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 +26.7/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Cozy and full of potential, this charming 2-bedroom, 1-bath home offers approximately 576 sq ft of thoughtfully designed living space on a 0.062-acre lot. The inviting layout creates a warm and comfortable atmosphere, with welcoming living areas and nicely sized bedrooms that make the home feel both functional and personal. Conveniently located near schools, major roadways, and downtown San Antonio, this property is perfect for a first-time buyer looking to create lasting memories or an investor seeking a home with character and opportunity.

Key facts

• 2,613 sq ft lot
• Built 1950
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 fast (+7.7%/yr); 154 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 36% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $8k of equity ($539 loan paydown + $8k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1950 — 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. 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: 1.24% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $90,432
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2201 San Fernando	0.29mi	2/1.0	583 (+1%)	10mo	$150,000	$257	76
1717 Montezuma	0.34mi	1/1.0 (-1)	576 (0%)	10mo	$69,999	$122	71
912 Elvira	0.28mi	2/1.0	530 (-8%)	8mo	$90,000	$170	67
2605 Guadalupe St	0.22mi	2/1.0	636 (+10%)	13mo	$99,900	$157	61
2318 San Fernando	0.21mi	2/1.0	495 (-14%)	7mo	$42,000	$85	61
1125 Elvira St	0.18mi	1/1.0 (-1)	646 (+12%)	15mo	$54,900	$85	54
1503 Loma Vista St	0.71mi	2/1.0	641 (+11%)	4mo	$55,000	$86	44
3538 EL Paso St	0.70mi	2/1.0	616 (+7%)	16mo	$99,900	$162	42
1922 San Luis St	0.51mi	2/1.0	660 (+15%)	17mo	$150,000	$227	38
511 N Spring St	0.68mi	1/1.0 (-1)	658 (+14%)	10mo	$90,000	$137	32
506 N Chupaderas St	0.73mi	1/1.0 (-1)	504 (-12%)	15mo	$95,000	$188	27

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.78×
• Total profit: $60,790
• Equity at exit: $70,269

10-year hold

• IRR: 31.9%
• Equity multiple: 9.26×
• Total profit: $180,312
• Equity at exit: $151,537

Cash invested: $21,840 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $968 high
• Mortgage (P&I): −$409
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $211

Break-even live

Break-even rent $701

Max offer price $78,000

Occupancy floor 73%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.38mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	44d	1	0.53mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	44d	1	0.62mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	24d	1	0.86mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	4d	1	0.89mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	18d	1	0.90mi
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	3d	1	0.96mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.05mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	1.18mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	44d	1	1.21mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	10d	1	1.21mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	1.22mi
816 Rivas St Unit C San Antonio, TX	2.0	1.0	500	$750	$1.50	44d	1	1.22mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	16d	1	1.23mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	4d	1	1.23mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	24d	1	1.23mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	1.40mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	1.41mi
1218 NW 23rd St Unit 2 San Antonio, TX	1.0	10.5	548	$950	$1.73	24d	1	1.43mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	2d	28	1.44mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$1,009	$1.52	11d	1	1.46mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$977	$1.55	3d	1	1.46mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	2d	32	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $78,000 Active 31 DOM
2. 2026-06-17
   days on market $78,000 Active 30 DOM
3. 2026-06-16
   days on market $78,000 Active 29 DOM
4. 2026-06-15
   days on market $78,000 Active 28 DOM
5. 2026-06-13
   days on market $78,000 Active 26 DOM
6. 2026-06-09
   days on market $78,000 Active 22 DOM
7. 2026-06-08
   days on market $78,000 Active 21 DOM
8. 2026-06-07
   days on market $78,000 Active 20 DOM
9. 2026-06-04
   days on market $78,000 Active 17 DOM
10. 2026-06-03
    days on market $78,000 Active 16 DOM
11. 2026-06-02
    days on market $78,000 Active 15 DOM
12. 2026-06-01
    days on market $78,000 Active 14 DOM
13. 2026-05-31
    days on market $78,000 Active 13 DOM
14. 2026-05-18
    listed $78,000 New 547-char remark

    Show marketing remark (547 chars)

    Cozy and full of potential, this charming 2-bedroom, 1-bath home offers approximately 576 sq ft of thoughtfully designed living space on a 0.062-acre lot. The inviting layout creates a warm and comfortable atmosphere, with welcoming living areas and nicely sized bedrooms that make the home feel both functional and personal. Conveniently located near schools, major roadways, and downtown San Antonio, this property is perfect for a first-time buyer looking to create lasting memories or an investor seeking a home with character and opportunity.

15. 1997-11-04
    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: $1,342 · $112/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$85/yr (+$7/mo · 6.3%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $11,616
• − Mortgage interest: −$4,369
• − Property taxes: −$1,342
• − Insurance: −$390
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$2,269
• Taxable income: $1,387
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,203/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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 events — show timeline

• 2026-05-18 Listed $78,000 LERA
• 1997-11-04 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,342 · -16.9% YoY. Source: county tax records.