337 Lula Mae · San Antonio, TX 78219

$85,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 20 Days on market

Built 1961 10,585 sqft lot $66/sqft · 50% below area Est $168k · 50% under ↓ 14% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.4/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Property in need of some TLC in San Antonio featuring a generous lot and an iron gate with endless possibilities. This property offers a solid foundation and tons of potential to be transformed into a true standout home. Whether you are looking to add to your rental portfolio or complete a premier renovation, this property is a must-see. Schedule your tour today and bring your design vision to life!

Key facts

• 0.24 acre lot
• Built 1961
• Listed 20 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Located in Henry F Hein subdivision

Exterior

• Utilities: City water; SAWS water supplier; SAWS sewer service; CPS gas supplier; CPS electricity supplier; CPS/City garbage service
• Home design: Siding exterior; Composition roof; Pre-owned (approx. 65 years old)
• Construction: Siding construction; Composition roof; Approximately 65 years old
• Exterior features: Patio slab; Chain link fence; Mature trees; Paved streets with curbs and streetlights; City street

Interior

• Kitchen: Kitchen — 15 x 9
• Bedrooms: Master bedroom (lower level) — 18 x 11; Bedroom 2 — 10 x 11; Bedroom 3 — 11 x 11
• Flooring: Linoleum flooring; Wood flooring; Other (see remarks)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Three or more window A/C units
• Interior features: One living area; Ground level / no steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% 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.
• 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.
• Zoned schools: Cameron El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 282 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 95% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 66 active listings in the ZIP; 16 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).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.7% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.7% appreciation + 7.7% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($84k) 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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: 1.66% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (median comp): $168,389
• List price: $85,000
• Delta: -49.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Lula Mae Dr	0.09mi	3/2.0	1,434 (+12%)	23mo	$195,000	$136	53

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

Projected returns pro-forma

2.73% appreciation · 7.72% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 3.08×
• Total profit: $49,417
• Equity at exit: $36,930

10-year hold

• IRR: 38.6%
• Equity multiple: 7.03×
• Total profit: $143,566
• Equity at exit: $55,931

Cash invested: $23,800 (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 78219

• Home prices YoY: 0.8%
• Rents YoY: 7.7%
• Active inventory: 66
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $524

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $583	-5% $553	+0% $524	+5% $495	+10% $465
Rent	-10% $413	-5% $468	+0% $524	+5% $580	+10% $635
Rate	-1.0pp $567	-0.5pp $546	base $524	+0.5pp $502	+1.0pp $480

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4619 Dietrich Rd San Antonio, TX	1.0–3.0	1.0–1.5	775	$999	$1.29	44d	1	0.26mi
4251 Wild Oak Dr San Antonio, TX	4.0	1.0	1117	$1,250	$1.12	44d	1	0.84mi
4819 Lunar San Antonio, TX	3.0	2.0	1148	$1,289	$1.12	5d	1	0.84mi
4326 Spring Oak Dr San Antonio, TX	3.0	1.0	1168	$1,300	$1.11	24d	1	0.88mi
4611 E Houston St San Antonio, TX	2.0–4.0	2.0	1286	$1,290	$1.00	2d	23	0.94mi
2707 Alan Shepard Dr San Antonio, TX	3.0	2.0	1285	$1,900	$1.48	44d	1	1.09mi
2540 Corian Glen Dr San Antonio, TX	3.0	2.0	1178	$1,300	$1.10	22d	1	1.11mi
915 Creekview San Antonio, TX	2.0	2.0	950	$1,230	$1.29	24d	1	1.20mi
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,795	$1.86	2d	21	1.24mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	24d	1	1.30mi
5405 Borchers Dr San Antonio, TX	3.0	1.0	1024	$1,295	$1.26	3d	1	1.31mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	15d	1	1.39mi
2644 Ackerman Rd San Antonio, TX	1.0–3.0	1.0–2.0	853	$1,230	$1.44	44d	1	1.41mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	24d	1	1.44mi
3407 Alan Shepard Dr San Antonio, TX	3.0	2.0	1174	$1,700	$1.45	24d	1	1.46mi
5039 Ed White St Unit 78219 San Antonio, TX	3.0	2.0	1145	$1,600	$1.40	5d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 20 DOM
2. 2026-06-17
   days on market $85,000 Active 19 DOM
3. 2026-06-16
   days on market $85,000 Active 18 DOM
4. 2026-06-15
   days on market $85,000 Active 17 DOM
5. 2026-06-13
   days on market $85,000 Active 15 DOM
6. 2026-06-09
   statusdays on market $85,000 Active 11 DOM
7. 2026-06-08
   days on market $85,000 New 10 DOM
8. 2026-06-07
   days on market $85,000 New 9 DOM
9. 2026-06-04
   days on market $85,000 New 6 DOM
10. 2026-06-03
    days on market $85,000 New 5 DOM
11. 2026-06-02
    days on market $85,000 New 4 DOM
12. 2026-06-01
    days on market $85,000 New 3 DOM
13. 2026-05-31
    days on market $85,000 New 2 DOM
14. 2026-05-16
    historical
15. 2026-04-17
    price $85,000
16. 2026-04-04
    price $89,000
17. 2026-04-03
    status Back on Market
18. 2026-04-01
    status Pending
19. 2026-03-27
    historical Active Option
20. 2026-03-17
    price $90,000
21. 2026-02-27
    listed $99,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,881
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$2,473
• Taxable income: $5,246
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $5,028/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): 17,924
• Household income: $52,094
• Rent vs Own: 46.1% rent · 53.9% own
• Severe rent burden: 852.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 27% Black 26% White 16% Asian 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada
• Languages at home: 67% English-only · Spanish 31% Vietnamese 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: ▲ 2.73%
• Current HPI: 328.5107
• Rent YoY: ▲ 7.72%
• 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

-14.1% since first listed

9 events — show timeline

• 2026-05-21 Listed $85,000 LERA
• 2026-05-16 Listing Removed — LERA
• 2026-04-17 Price Changed $85,000 LERA
• 2026-04-04 Price Changed $89,000 LERA
• 2026-04-03 Relisted — LERA
• 2026-04-01 Pending — LERA
• 2026-03-27 Contingent — LERA
• 2026-03-17 Price Changed $90,000 LERA
• 2026-02-27 Listed $99,000 LERA

Property tax history

+12.0%/yr

Latest (2025): $4,274 · -0.4% YoY. Source: county tax records.