215 W Academy St · San Antonio, TX 78226

$100,000

3 bd · 1.0 ba · 1,803 sqft · SingleFamily public records · 1 Days on market

Built 1953 6,621 sqft lot Est $195k · 49% under ↓ 23% 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 +28.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Vacant property ready for its next chapter! This home is being sold as-is and presents a great opportunity for investors, renovators, or buyers looking to customize a space to their liking. Property has not been recently occupied, and current condition is unknown. Buyer to independently verify all details, including systems and overall condition.

Key facts

• 6,621 sq ft lot
• Built 1953

Property features AI

Finance

• HOA & community: Located in the Edgewood subdivision

Exterior

• Parking: Covered parking not specified
• Utilities: City water and sewer
• Home design: Wood exterior; Faces south; Pre-owned property
• Construction: Approximately 73 years old; Slab foundation; Composition roof
• Exterior features: Covered patio; Patio slab; Privacy fence; Storage building / shed; Paved streets, curbs, sidewalks, and alley access

Interior

• Kitchen: Kitchen — 11 x 8
• Bedrooms: Master bedroom (lower level) — 18 x 17; Bedroom 2 — 12 x 9; Bedroom 3 — 12 x 11
• Flooring: Ceramic tile floors
• Bathrooms: 2 full bathrooms; Master bathroom with shower only — 9 x 5
• Heating & cooling: Natural gas heating
• Interior features: Ceiling fans; Washer and dryer connections; All window coverings remain; One living area
• Laundry & utility: Utility room — 12 x 10; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 10.1% 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: 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: 8 active listings in the ZIP; 7 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

• Local home prices are declining (-2.3%/yr); year-one equity from $691 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 (-2.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 4.0% of price; built in 1953 — 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 $100,000

Questions for the listing agent

1. Built in 1953 — 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: 1.53% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $194,724
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Darby	0.34mi	3/2.0	1,672 (-7%)	3mo	$160,000	$96	65
270 Lansing Ln	0.74mi	3/2.0	1,850 (+3%)	15mo	$199,000	$108	45
827 Cavalier Ave	0.67mi	3/2.5	1,800 (-0%)	24mo	$280,000	$156	43

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

Projected returns pro-forma

-2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $7,025
• Equity at exit: $18,219

10-year hold

• IRR: 14.4%
• Equity multiple: 2.26×
• Total profit: $35,173
• Equity at exit: $14,438

Cash invested: $28,000 (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 78226

• Home prices YoY: -0.9%
• Active inventory: 8
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$524
• Tax from tax record: −$329 /mo · $3,951/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $314

Break-even live

Break-even rent $1,133

Max offer price $100,000

Occupancy floor 75%

Sensitivity live

Price	-10% $370	-5% $342	+0% $314	+5% $285	+10% $257
Rent	-10% $193	-5% $253	+0% $314	+5% $374	+10% $434
Rate	-1.0pp $364	-0.5pp $339	base $314	+0.5pp $288	+1.0pp $261

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	22d	1	0.35mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	18d	1	0.88mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	24d	1	1.14mi
323 Thompson Pl San Antonio, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	1.36mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	44d	1	1.40mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	24d	1	1.44mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	4d	1	1.50mi

Listing history 2 events

1. 2026-05-31
   remarks 348-char remark
2. 2026-05-31
   listed $100,000 Pending 1 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: $3,951 · $329/mo
• Projected year-2 tax: $3,951 · $329/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: $18,363
• − Mortgage interest: −$5,602
• − Property taxes: −$3,951
• − Insurance: −$500
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,909
• Taxable income: $2,463
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,172/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
• City population: 1,806,925
• Population (ZIP): 6,907

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 27% White 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Portuguese 1%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 50%

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: ▼ -2.26%
• Current HPI: 244.9905
• Rent YoY: —
• Metro: —
• 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

-23.1% since first listed

6 events — show timeline

• 2026-05-01 Listed $100,000 LERA
• 2026-05-01 Pending — LERA
• 2025-12-31 Listing Removed — LERA
• 2025-12-19 Listed $130,000 LERA
• 2025-11-20 Listing Removed — LERA
• 2025-06-12 Listed $130,000 LERA

Property tax history

+7.6%/yr

Latest (2025): $3,951 · -3.9% YoY. Source: county tax records.