331 Weinberg · San Antonio, TX 78214

$129,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 40 Days on market

Built 1960 9,104 sqft lot $111/sqft · at area comps Est $164k · 21% under

---

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 +17.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very close to downtown, large lot, large sized home, lots of storage space in back yard, many sheds, redo this one to make it your own, run the numbers and come on buy today!!!

Key facts

• Many sheds
• Large lot
• 9,104 sq ft lot

Tags

• LARGE LOT
• LOTS OF STORAGE SPACE
• MANY SHEDS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Subdivision: Harlandale

Exterior

• Parking:
• Security:
• Utilities: Gas and electricity supplied by CPS Energy; Water and sewer service by SAWS; City garbage collection
• Home design: Pre-owned single-family property; Approximately 66 years old; Slab entry/foundation
• Construction: Asbestos shingle exterior; Composition roof; Slab foundation; Approximately built 66 years ago
• Exterior features: Recent rehab; Subdivision: Harlandale

Interior

• Kitchen: Kitchen (14 x 14)
• Bedrooms: Master bedroom with multiple closets (12 x 12); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; Two living areas
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 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: 151 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 2.7% of price.
• 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 $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1960 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.08% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 7.7

CMA / ARV

• ARV (median comp): $164,299
• List price: $129,000
• Delta: -21.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Weinberg Ave	0.04mi	3/2.0	1,200 (+3%)	2mo	$214,999	$179	91
157 Kaine	0.05mi	3/1.0	1,068 (-8%)	0mo	$100,000	$94	80
415 W Hart	0.21mi	3/2.0	1,258 (+8%)	3mo	$172,500	$137	74
241 Hawthorne	0.27mi	3/2.0	1,259 (+8%)	6mo	$225,000	$179	69
611 Rochambeau	0.30mi	3/2.0	1,060 (-9%)	6mo	$119,500	$113	66
126 Sims Ave	0.25mi	3/2.0	1,296 (+11%)	5mo	$135,000	$104	66
112 W Hart	0.41mi	3/1.0	1,078 (-7%)	3mo	$105,000	$97	62
226 W Sayers	0.62mi	3/2.0	1,068 (-8%)	2mo	$224,900	$211	56
807 Eldorado	0.74mi	3/1.0	1,128 (-3%)	1mo	$160,000	$142	55
531 Cottonwood	0.58mi	3/1.0	1,044 (-10%)	5mo	$233,000	$223	48
606 Cottonwood	0.63mi	2/1.5 (-1)	1,049 (-10%)	4mo	$85,000	$81	44
815 Flanders	0.67mi	2/1.5 (-1)	1,024 (-12%)	7mo	$165,000	$161	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-15,286
• Equity at exit: $19,234

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-5,803
• Equity at exit: $11,154

Cash invested: $36,120 (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 78214

• Home prices YoY: -4.6%
• Active inventory: 151
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$676
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $87

Break-even live

Break-even rent $1,289

Max offer price $129,000

Occupancy floor 89%

Sensitivity live

Price	-10% $160	-5% $123	+0% $87	+5% $50	+10% $14
Rent	-10% $-24	-5% $31	+0% $87	+5% $142	+10% $197
Rate	-1.0pp $152	-0.5pp $119	base $87	+0.5pp $53	+1.0pp $19

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	19d	1	0.05mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	12d	1	0.11mi
415 Chalmers Ave San Antonio, TX	2.0	1.0	1340	$1,200	$0.90	25d	1	0.22mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	19d	1	0.27mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	12d	1	0.28mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	25d	1	0.34mi
154 Octavia Pl San Antonio, TX	4.0	2.0	1468	$1,650	$1.12	17d	1	0.48mi
108 Beatrice Ave Unit 102 San Antonio, TX	3.0	1.0	828	$1,345	$1.62	45d	1	0.53mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	1232	$1,545	$1.25	45d	1	0.53mi
326 Stonewall St San Antonio, TX	3.0	1.0	1080	$1,200	$1.11	25d	1	0.58mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	5d	1	0.62mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	45d	1	0.66mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	25d	1	0.67mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	16d	1	0.67mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	0.69mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	25d	1	0.69mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	45d	1	0.84mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	0.98mi
139 Bristol Ave San Antonio, TX	3.0	1.0	1428	$1,500	$1.05	17d	1	1.01mi
323 W Mitchell St San Antonio, TX	1.0–3.0	1.0–2.0	873	$1,449	$1.66	0d	1	1.09mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	25d	1	1.10mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	19d	1	1.13mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	0d	1	1.13mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,620	$1.26	4d	1	1.14mi
439 W Lubbock St San Antonio, TX	4.0	2.0	1288	$1,635	$1.27	25d	1	1.14mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	25d	1	1.15mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	45d	1	1.22mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	25d	3	1.24mi
222 E Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	954	$1,825	$1.91	0d	17	1.24mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	25d	1	1.32mi
155 Oelkers San Antonio, TX	4.0	3.0	1500	$2,750	$1.83	4d	1	1.33mi
304 Terrell Ave San Antonio, TX	4.0	2.0	1203	$1,500	$1.25	25d	1	1.34mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	45d	1	1.36mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	21d	1	1.36mi
271 Oelkers San Antonio, TX	4.0	2.0	1270	$1,795	$1.41	25d	1	1.37mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	45d	1	1.38mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	0d	1	1.39mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	45d	1	1.42mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	21d	1	1.43mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	45d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $129,000 Active 40 DOM
2. 2026-06-18
   days on market $129,000 Active 37 DOM
3. 2026-06-17
   days on market $129,000 Active 36 DOM
4. 2026-06-16
   days on market $129,000 Active 35 DOM
5. 2026-06-15
   days on market $129,000 Active 34 DOM
6. 2026-06-13
   days on market $129,000 Active 32 DOM
7. 2026-06-09
   days on market $129,000 Active 28 DOM
8. 2026-06-08
   days on market $129,000 Active 27 DOM
9. 2026-06-07
   days on market $129,000 Active 26 DOM
10. 2026-06-04
    days on market $129,000 Active 23 DOM
11. 2026-06-03
    days on market $129,000 Active 22 DOM
12. 2026-06-02
    days on market $129,000 Active 21 DOM
13. 2026-06-01
    days on market $129,000 Active 20 DOM
14. 2026-05-31
    days on market $129,000 Active 19 DOM
15. 2026-05-12
    listed $129,000 New 176-char remark
16. 2025-01-13
    soldstatus
17. 2025-01-10
    soldstatus Sold 176-char remark

    Show marketing remark (176 chars)

    Very close to downtown, large lot, large sized home, lots of storage space in back yard, many sheds, redo this one to make it your own, run the numbers and come on buy today!!!

18. 2024-12-30
    historical Active Option 176-char remark

    Show marketing remark (176 chars)

    Very close to downtown, large lot, large sized home, lots of storage space in back yard, many sheds, redo this one to make it your own, run the numbers and come on buy today!!!

19. 2024-11-24
    listed $109,000 New 176-char remark

    Show marketing remark (176 chars)

    Very close to downtown, large lot, large sized home, lots of storage space in back yard, many sheds, redo this one to make it your own, run the numbers and come on buy today!!!

ⓘ 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: $3,459 · $288/mo
• Projected year-2 tax: $3,459 · $288/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: $16,786
• − Mortgage interest: −$7,226
• − Property taxes: −$3,459
• − Insurance: −$645
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$3,753
• Taxable loss: −$982
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,275/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): 22,118
• Household income: $44,902
• Rent vs Own: 43.5% rent · 56.5% own
• Severe rent burden: 842.0

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 24% White 11%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada
• Languages at home: 46% 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: ▼ -12.02%
• Current HPI: 247.2716
• Rent YoY: —
• 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

+18.3% since first listed

5 events — show timeline

• 2026-05-12 Listed $129,000 LERA
• 2025-01-13 Sold (Public Records) — Public Records
• 2025-01-10 Sold (MLS) — LERA
• 2024-12-30 Contingent — LERA
• 2024-11-24 Listed $109,000 LERA

Property tax history

+6.2%/yr

Latest (2025): $3,459 · +27.7% YoY. Source: county tax records.