310 W Southcross Blvd · San Antonio, TX 78221

$125,000

3 bd · 1.0 ba · 1,342 sqft · SingleFamily public records · 24 Days on market

Built 1942 8,058 sqft lot Est $195k · 36% under ↓ 22% since listing

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Why this score? — see what drove the C+ 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 +20.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +6.3/10.0
• Appreciation +6.0/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Rent growth +0.7/5.0

Listing remarks

Located in the heart of San Antonio's Southside, this 3-bedroom, 2-bath property offers incredible potential for investors or buyers ready to renovate. Features include two living areas, ample 3-car parking, and a separate casita/garage apartment with restroom and kitchen.

Key facts

• 8,058 sq ft lot
• Built 1942
• Listed 23 days

Property features AI

Exterior

• Utilities: Water system
• Home design: Pre-owned home; Located in HARLANDALE subdivision
• Construction: Approximately 84 years old; Composition roof
• Exterior features: Asbestos shingle and wood exterior

Interior

• Kitchen: Kitchen (15 x 12)
• Bedrooms: Master bedroom (15 x 13) with full bath; Bedroom 2 (12 x 12); Bedroom 3 (12 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Two full bathrooms; Master bath with shower only (8 x 6)
• Heating & cooling: Natural gas heating (panel system); Three or more window air conditioners
• Interior features: Ceiling fans; Some window coverings remain; Two living areas
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rents falling (-7.2%/yr); 389 active listings in the ZIP; 33 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).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $3k appreciation (2.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) 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

• Watch-outs: property tax is 3.5% of price; built in 1942 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $194,590
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Pyron	0.48mi	3/1.0	1,388 (+3%)	3mo	$195,000	$140	69
134 Rosebud	0.34mi	3/1.0	1,224 (-9%)	2mo	$91,000	$74	68
125 Canavan	0.25mi	2/1.0 (-1)	1,230 (-8%)	6mo	$45,000	$37	64
114 E Mayfield	0.56mi	3/2.0	1,300 (-3%)	8mo	$215,000	$165	58
213 Lavonia Pl	0.56mi	3/1.0	1,176 (-12%)	1mo	$100,000	$85	52
325 Robert E Lee	0.46mi	3/2.0	1,160 (-14%)	0mo	$234,999	$203	52
707 Weinberg	0.64mi	3/2.0	1,400 (+4%)	10mo	$125,000	$89	50
839 W Harlan	0.66mi	3/2.0	1,288 (-4%)	12mo	$220,000	$171	48
738 Kendalia Ave	0.60mi	4/2.0 (+1)	1,392 (+4%)	13mo	$222,500	$160	46
243 Beatrice Ave	0.68mi	4/2.0 (+1)	1,312 (-2%)	12mo	$189,900	$145	46
410 W Dickson	0.74mi	3/1.0	1,234 (-8%)	10mo	$125,000	$101	44
426 Kendalia Ave	0.63mi	3/2.0	1,240 (-8%)	14mo	$249,000	$201	42

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

Projected returns pro-forma

2.03% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.40×
• Total profit: $14,098
• Equity at exit: $49,496

10-year hold

• IRR: 8.9%
• Equity multiple: 2.13×
• Total profit: $39,603
• Equity at exit: $71,423

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 78221

• Home prices YoY: 0.8%
• Rents YoY: -7.2%
• Active inventory: 389
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$656
• Tax from tax record: −$363 /mo · $4,356/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $153

Break-even live

Break-even rent $1,355

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $224	-5% $188	+0% $153	+5% $117	+10% $82
Rent	-10% $31	-5% $92	+0% $153	+5% $214	+10% $275
Rate	-1.0pp $216	-0.5pp $185	base $153	+0.5pp $120	+1.0pp $88

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 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	24d	1	0.24mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	15d	1	0.24mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	44d	1	0.24mi
326 Stonewall St San Antonio, TX	3.0	1.0	1080	$1,200	$1.11	24d	1	0.52mi
425 San Blas San Antonio, TX	2.0	1.0	1568	$1,285	$0.82	44d	1	0.59mi
202 McCauley Blvd San Antonio, TX	3.0	2.0	1232	$1,595	$1.29	24d	1	0.66mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	24d	1	0.68mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	11d	1	0.78mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	1232	$1,545	$1.25	45d	1	0.81mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	15d	1	0.84mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	0.84mi
247 W Dickson Ave San Antonio, TX	1.0–2.0	1.0–2.0	758	$1,358	$1.79	2d	35	0.91mi
139 Bristol Ave San Antonio, TX	3.0	1.0	1428	$1,500	$1.05	17d	1	0.94mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.96mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	0.96mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	11d	1	1.00mi
328 Elks Dr San Antonio, TX	4.0	1.0	1600	$1,500	$0.94	24d	1	1.04mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	22d	1	1.05mi
102 Shrine Ave San Antonio, TX	3.0	1.0	1262	$1,200	$0.95	24d	1	1.05mi
1067 Rayburn Dr San Antonio, TX	4.0	2.0	1744	$1,495	$0.86	5d	1	1.05mi
304 Terrell Ave San Antonio, TX	4.0	2.0	1203	$1,500	$1.25	24d	1	1.08mi
154 Octavia Pl San Antonio, TX	4.0	2.0	1468	$1,650	$1.12	17d	1	1.09mi
141 W Dickson Ave San Antonio, TX	3.0	2.0	1500	$1,600	$1.07	44d	1	1.12mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	1.23mi
511 E Sayers Ave San Antonio, TX	4.0	2.0	1748	$1,675	$0.96	24d	1	1.24mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	1.26mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	44d	1	1.26mi
507 Linden Ave San Antonio, TX	3.0	2.5	1668	$1,695	$1.02	5d	1	1.26mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	1.28mi
7218 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,275	$1.05	44d	1	1.31mi
7226 Briar Pl San Antonio, TX	3.0	2.5	1212	$1,400	$1.16	3d	1	1.32mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	24d	1	1.44mi
351 Ware Blvd San Antonio, TX	2.0	2.0	875	$1,450	$1.66	44d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 24 DOM
2. 2026-06-18
   days on market $125,000 Active 21 DOM
3. 2026-06-17
   days on market $125,000 Active 20 DOM
4. 2026-06-16
   days on market $125,000 Active 19 DOM
5. 2026-06-15
   days on market $125,000 Active 18 DOM
6. 2026-06-13
   days on market $125,000 Active 16 DOM
7. 2026-06-13
   remarks 273-char remark
8. 2026-06-13
   days on market $125,000 Active 15 DOM
9. 2026-06-09
   days on market $125,000 Active 12 DOM
10. 2026-06-08
    statusdays on market $125,000 Active 11 DOM
11. 2026-06-07
    days on market $125,000 New 10 DOM
12. 2026-06-04
    days on market $125,000 New 7 DOM
13. 2026-06-03
    days on market $125,000 New 6 DOM
14. 2026-06-02
    days on market $125,000 New 5 DOM
15. 2026-06-01
    days on market $125,000 New 4 DOM
16. 2026-05-31
    days on market $125,000 New 3 DOM
17. 2026-05-28
    listed $125,000 New
18. 2026-03-01
    historical
19. 2026-01-25
    listed $157,900 New
20. 2025-12-15
    historical
21. 2025-12-12
    listed $160,000 New

ⓘ 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: $4,356 · $363/mo
• Projected year-2 tax: $4,356 · $363/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 · 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: $18,583
• − Mortgage interest: −$7,002
• − Property taxes: −$4,356
• − Insurance: −$625
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,636
• Taxable loss: −$9
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,836/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): 42,178
• Household income: $63,811
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1180.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 28% White 9% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 16% · Canada
• Languages at home: 45% English-only · Spanish 54%

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: ▲ 2.03%
• Current HPI: 251.1635
• Rent YoY: ▼ -7.21%
• 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

-21.9% since first listed

5 events — show timeline

• 2026-05-28 Listed $125,000 LERA
• 2026-03-01 Listing Removed — LERA
• 2026-01-25 Listed $157,900 LERA
• 2025-12-15 Listing Removed — LERA
• 2025-12-12 Listed $160,000 LERA

Property tax history

+6.3%/yr

Latest (2025): $4,356 · +9.1% YoY. Source: county tax records.