202 Cresham Dr · San Antonio, TX 78218

$150,000

3 bd · 1.0 ba · 1,669 sqft · SingleFamily public records · 26 Days on market

Built 1964 8,494 sqft lot

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home sits on a spacious corner lot in a prime central location with convenient access to Loop 410, Hwy 281, Alamo Heights, Terrell Hills, and Fort Sam Houston. Just minutes from the airport, shopping, and dining, the location offers exceptional convenience. This home is full of potential and ready for your vision with 2 living areas, 2 dining rooms, and a large laundry room with ample storage. The yard offers enough room for entertaining and family fun. All this home needs is you and your imagination. With some TLC, this gem could truly shine. Whether you are looking for your next investment opportunity or a place to make your own, this home is packed with possibiliti

Key facts

• Corner lot
• 8,494 sq ft lot
• Garage

Tags

• CORNER LOT
• PRIME CENTRAL LOCATION
• CONVENIENT ACCESS TO LOOP 410
• CONVENIENT ACCESS TO HWY 281
• ACCESS TO ALAMO HEIGHTS
• ACCESS TO TERRELL HILLS

Property features AI

Finance

• Other: Possession at closing/funding; Listed for sale
• HOA & community: Subdivision: WILSHIRE TERRACE

Exterior

• Parking: Converted garage
• Utilities: City water system (SAWS); City sewer (SAWS); City garbage service; Gas supplied by CPS; Electricity supplied by CPS
• Home design: Pre-owned single-family property; Faces north
• Construction: Approximately 62 years old; Asbestos shingle, wood and siding exterior; Slab foundation; Composition roof
• Exterior features: Chain link fence; Mature trees; Corner lot; Paved streets and curbs

Interior

• Kitchen: Stove/Range
• Bedrooms: Master bedroom on lower level with ceiling fan; Bedroom 2; Bedroom 3
• Flooring: Ceramic tile; Linoleum; Unstained concrete
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination and single vanity
• Heating & cooling: Central heating (electric); One central air conditioning unit; Living room fireplace
• Interior features: Ceiling fans; Two living areas; Living/dining room combination; Separate dining room; Two eating areas; Utility room inside; Ground level / no steps; Converted garage used as interior space; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wilshire El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 265 students, 87% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 79% FRL vs 41% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-5.6%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/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 $1k 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 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $310,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Sabyan	0.10mi	3/2.0	1,448 (-13%)	6mo	$184,000	$127	64
619 Olney	0.55mi	4/2.0 (+1)	1,628 (-2%)	2mo	$430,000	$264	60
503 Timberlane Dr	0.28mi	4/2.0 (+1)	1,599 (-4%)	15mo	$239,500	$150	59
916 Morningside	0.50mi	2/2.0 (-1)	1,572 (-6%)	3mo	$475,000	$302	56
107 Grantham	0.46mi	3/2.0	1,835 (+10%)	6mo	$276,000	$150	53
527 Blakeley Dr	0.61mi	3/2.5	1,557 (-7%)	8mo	$299,000	$192	47
727 Rittiman Rd	0.65mi	3/2.0	1,644 (-2%)	19mo	$199,999	$122	47
630 Sumner	0.55mi	3/2.0	1,504 (-10%)	10mo	$119,900	$80	45
712 Rittiman	0.51mi	4/2.0 (+1)	1,836 (+10%)	10mo	$375,000	$204	42
3754 Electra	0.44mi	4/3.0 (+1)	1,829 (+10%)	16mo	$339,999	$186	37
1016 Canterbury Hill St	0.62mi	2/2.0 (-1)	1,560 (-6%)	21mo	$350,000	$224	34
3950 Tropical Dr	0.68mi	3/2.0	1,456 (-13%)	20mo	$239,999	$165	26

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-12,320
• Equity at exit: $22,365

10-year hold

• IRR: -3.6%
• Equity multiple: 0.80×
• Total profit: $-8,594
• Equity at exit: $12,969

Cash invested: $42,000 (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 78218

• Home prices YoY: -16.1%
• Rents YoY: -5.6%
• Active inventory: 131
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$787
• Tax from tax record: −$301 /mo · $3,611/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $269

Break-even live

Break-even rent $1,456

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Cresham Dr San Antonio, TX	3.0	2.0	1383	$1,650	$1.19	44d	1	0.16mi
2530 Harry Wurzbach Rd San Antonio, TX	1.0–3.0	1.0–2.0	950	$1,420	$1.49	3d	10	0.25mi
1006 Sumner Dr San Antonio, TX	3.0	2.0	1314	$1,697	$1.29	24d	1	0.28mi
339 Brettonwood Dr San Antonio, TX	3.0	2.0	1063	$2,000	$1.88	24d	1	0.33mi
3615 Electra Dr San Antonio, TX	4.0	2.0	1992	$2,299	$1.15	10d	1	0.35mi
742 Olney Dr San Antonio, TX	3.0	2.0	1469	$1,445	$0.98	44d	1	0.39mi
354 Brettonwood Dr Unit 1 San Antonio, TX	3.0	1.0	1056	$1,395	$1.32	44d	1	0.39mi
3623 Invicta Dr San Antonio, TX	3.0	2.0	1688	$1,695	$1.00	2d	1	0.42mi
258 Antrim Dr San Antonio, TX	3.0	2.0	1252	$1,595	$1.27	44d	1	0.42mi
3730 La Sabre Dr San Antonio, TX	4.0	2.0	1434	$1,900	$1.32	44d	1	0.49mi
630 Sumner Dr San Antonio, TX	4.0	2.0	1368	$1,975	$1.44	18d	1	0.56mi
515 Blakeley Dr San Antonio, TX	3.0	2.0	1118	$2,000	$1.79	16d	1	0.68mi
842 Corinne Dr #21 San Antonio, TX	3.0	2.0	1248	$49,000	$39.26	22d	1	0.72mi
1049 Ivy Ln San Antonio, TX	3.0	2.0	2147	$2,850	$1.33	8d	1	0.74mi
414 Olney Dr San Antonio, TX	2.0	2.0	1186	$1,495	$1.26	22d	1	0.81mi
3202 Eisenhauer Rd San Antonio, TX	2.0–3.0	2.0–2.5	1375	$1,795	$1.30	3d	2	0.83mi
1320 Austin Hwy San Antonio, TX	3.0	1.0–2.0	981	$1,633	$1.66	2d	38	0.83mi
3202 Eisenhauer Rd #801 San Antonio, TX	2.0	2.0	1407	$1,795	$1.28	3d	1	0.83mi
528 Rittiman Rd San Antonio, TX	2.0	1.0	1520	$2,200	$1.45	13d	1	0.87mi
217 Deerwood Dr San Antonio, TX	2.0	1.0	1100	$1,200	$1.09	44d	1	0.87mi
4102 Waikiki Dr San Antonio, TX	3.0	1.0	1167	$1,395	$1.20	14d	1	0.89mi
323 Byrnes Dr San Antonio, TX	4.0	2.0	1336	$1,950	$1.46	24d	1	0.91mi
4229 Renault Dr San Antonio, TX	3.0	2.0	1152	$1,525	$1.32	18d	1	0.91mi
3102 Eisenhauer Rd San Antonio, TX	2.0	2.5	1742	$1,862	$1.07	3d	2	0.93mi
127 Rainbow Dr San Antonio, TX	2.0–3.0	2.0	1000	$1,453	$1.45	4d	1	0.93mi
310 Sumner Dr San Antonio, TX	3.0	2.0	1382	$1,650	$1.19	16d	1	0.94mi
6347 Kingston Dr San Antonio, TX	3.0	2.0	1672	$1,800	$1.08	4d	1	0.98mi
116 Lyman Dr San Antonio, TX	3.0	2.0	1468	$2,150	$1.46	44d	1	1.00mi
6419 N Vandiver Rd San Antonio, TX	1.0–3.0	1.0–2.0	1020	$2,260	$2.21	2d	8	1.01mi
417 S Vandiver Rd San Antonio, TX	2.0	2.0	1597	$1,895	$1.19	44d	1	1.02mi
463 Bryn Mawr Dr Unit 463 San Antonio, TX	2.0	1.0	1108	$985	$0.89	3d	1	1.02mi
459 Bryn Mawr Dr San Antonio, TX	2.0	1.0	2020	$1,195	$0.59	44d	1	1.03mi
4207 Waikiki Dr San Antonio, TX	3.0	2.0	1144	$1,475	$1.29	44d	1	1.03mi
1186 Garraty Rd San Antonio, TX	2.0	2.5	1050	$2,195	$2.09	16d	1	1.05mi
140 Arvin Dr San Antonio, TX	2.0	1.5	1663	$2,395	$1.44	2d	1	1.06mi
6900 N Vandiver Rd San Antonio, TX	2.0	2.0	1235	$975	$0.79	8d	1	1.06mi
1149 Garraty Rd San Antonio, TX	3.0	2.0	2084	$2,900	$1.39	2d	1	1.06mi
106 Covina Ave San Antonio, TX	3.0	2.0	1421	$2,000	$1.41	2d	1	1.06mi
4310 Judivan San Antonio, TX	3.0	2.0	1859	$2,300	$1.24	19d	1	1.09mi
417 Harmon Dr San Antonio, TX	3.0	2.0	1408	$1,975	$1.40	18d	1	1.14mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 26 DOM
2. 2026-06-17
   days on market $150,000 Active 25 DOM
3. 2026-06-16
   days on market $150,000 Active 24 DOM
4. 2026-06-15
   days on market $150,000 Active 23 DOM
5. 2026-06-13
   days on market $150,000 Active 21 DOM
6. 2026-06-13
   days on market $150,000 Active 20 DOM
7. 2026-06-09
   days on market $150,000 Active 17 DOM
8. 2026-06-08
   days on market $150,000 Active 16 DOM
9. 2026-06-07
   days on market $150,000 Active 15 DOM
10. 2026-06-04
    days on market $150,000 Active 12 DOM
11. 2026-06-03
    statusdays on market $150,000 Active 11 DOM
12. 2026-06-02
    days on market $150,000 New 10 DOM
13. 2026-06-01
    days on market $150,000 New 9 DOM
14. 2026-05-31
    days on market $150,000 New 8 DOM
15. 2026-05-23
    listed $150,000 New
16. 1991-10-01
    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: $3,611 · $301/mo
• Projected year-2 tax: $3,611 · $301/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 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,560
• − Mortgage interest: −$8,402
• − Property taxes: −$3,611
• − Insurance: −$750
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$4,364
• Taxable income: $984
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,996/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 39,428
• Household income: $57,285
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2508.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 25% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 60% English-only · Spanish 34% Vietnamese 1% Other Asian/Pacific 1%

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: ▼ -52.17%
• Current HPI: 271.2807
• Rent YoY: ▼ -5.56%
• 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

• 2026-05-23 Listed $150,000 LERA
• 1991-10-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,611 · +0.7% YoY. Source: county tax records.