904 Ruiz · San Antonio, TX 78207

$82,500

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 417 Days on market

Built 1955 5,009 sqft lot $77/sqft · 24% below area Est $109k · 24% under ↓ 37% since listing

---

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 +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

Key facts

• Close to schools
• Close to dining
• Fenced backyard

Tags

• FENCED BACKYARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO DOWNTOWN
• CLOSE TO MEDICAL CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: Rents rising fast (+7.7%/yr); 154 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,326/mo this rent would consume 49% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($570 loan paydown + $8k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $48k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.52%
• DSCR: 1.82
• GRM: 5.2

CMA / ARV

• ARV (median comp): $109,093
• List price: $82,500
• Delta: -24.38%
• 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
823 N Trinity St	0.02mi	3/1.0 (+1)	1,064 (-1%)	8mo	$129,000	$121	85
751 Rivas	0.28mi	2/1.0	1,111 (+3%)	1mo	$110,000	$99	81
902 Ruiz	0.01mi	3/1.0 (+1)	1,150 (+7%)	8mo	$105,000	$91	77
146 Eddie Wessley	0.37mi	3/1.0 (+1)	1,041 (-3%)	12mo	$157,900	$152	62
945 Delgado	0.29mi	3/1.0 (+1)	987 (-8%)	7mo	$50,000	$51	62
1129 N Smith St	0.42mi	3/1.0 (+1)	1,036 (-4%)	10mo	$170,000	$164	61
1002 Menchaca	0.55mi	2/1.0	1,184 (+10%)	2mo	$65,000	$55	56
1422 N Sabinas	0.45mi	2/1.0	960 (-11%)	6mo	$99,000	$103	56
702 Rivas	0.22mi	3/2.0 (+1)	1,206 (+12%)	12mo	$79,900	$66	51
102 S Rosillo	0.74mi	3/2.0 (+1)	984 (-9%)	6mo	$75,000	$76	37
2811 W Travis	0.65mi	3/2.0 (+1)	1,215 (+13%)	8mo	$189,000	$156	33
636 Kentucky	0.72mi	3/2.0 (+1)	1,207 (+12%)	10mo	$150,000	$124	29

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

Projected returns pro-forma

10.0% appreciation · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 40.9%
• Equity multiple: 4.22×
• Total profit: $74,340
• Equity at exit: $74,323

10-year hold

• IRR: 37.4%
• Equity multiple: 10.41×
• Total profit: $217,454
• Equity at exit: $160,279

Cash invested: $23,100 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$433
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $356

Break-even live

Break-even rent $874

Max offer price $82,500

Occupancy floor 68%

Sensitivity live

Price	-10% $403	-5% $380	+0% $356	+5% $333	+10% $310
Rent	-10% $252	-5% $304	+0% $356	+5% $409	+10% $461
Rate	-1.0pp $398	-0.5pp $377	base $356	+0.5pp $335	+1.0pp $313

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.20mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.31mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.33mi
610 Ruiz St Unit 2 San Antonio, TX	1.0	1.0	1380	$695	$0.50	18d	1	0.38mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.41mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	44d	1	0.51mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	0.51mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	44d	1	0.57mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	0.60mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.65mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	0.65mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.68mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	44d	1	0.70mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.71mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	3d	1	0.71mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	18d	1	0.71mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	0.71mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	11d	1	0.71mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.73mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	0.73mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	0.73mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	0.76mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	0.77mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.77mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.81mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	24d	1	0.82mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	44d	1	0.82mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.82mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.83mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.85mi
247 Princeton Ave San Antonio, TX	1.0	1.0	1440	$625	$0.43	44d	1	0.85mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	44d	1	0.87mi
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	24d	1	0.88mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	44d	1	0.93mi
411 Cincinnati Ave San Antonio, TX	1.0	1.0	1334	$800	$0.60	24d	1	0.97mi
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	44d	1	0.98mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	44d	1	0.98mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	24d	1	1.09mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	15d	1	1.09mi
1137 W Ashby Pl Unit 6 San Antonio, TX	1.0	1.0	800	$799	$1.00	44d	1	1.09mi

Listing history 14 events

1. 2026-06-07
   status $82,500 Pending 417 DOM
2. 2026-06-04
   statusdays on market $82,500 Back on Market 417 DOM
3. 2026-06-02
   days on market $82,500 Active 416 DOM
4. 2026-06-01
   days on market $82,500 Active 415 DOM
5. 2026-05-31
   days on market $82,500 Active 414 DOM
6. 2026-03-31
   price $82,500 621-char remark

   Show marketing remark (621 chars)

   This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

7. 2026-01-01
   status Back on Market 621-char remark

   Show marketing remark (621 chars)

   This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

8. 2025-12-31
   historical 621-char remark

   Show marketing remark (621 chars)

   This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

9. 2025-10-16
   price $85,000 621-char remark

   Show marketing remark (621 chars)

   This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

10. 2025-09-09
    status Back on Market 621-char remark

    Show marketing remark (621 chars)

    This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

11. 2025-09-05
    historical 621-char remark

    Show marketing remark (621 chars)

    This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

12. 2025-06-17
    price $114,000 621-char remark

    Show marketing remark (621 chars)

    This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

13. 2025-04-07
    listed $130,000 New 621-char remark

    Show marketing remark (621 chars)

    This well-maintained home offers an excellent investment opportunity! Currently occupied, this property provides immediate rental income potential. The home features a spacious living area with abundant natural light and a functional layout that is perfect for comfortable living. Whether you're relaxing in the living room or entertaining guests, the impressive ceilings elevate the overall experience! The large, fenced backyard offers privacy and space for outdoor activities, while the location is conveniently close to schools, shopping, dining, downtown, medical center, and a block down the street from Farias Park

14. 2017-11-28
    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: $2,685 · $224/mo
• Projected year-2 tax: $2,685 · $224/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $15,907
• − Mortgage interest: −$4,621
• − Property taxes: −$2,685
• − Insurance: −$412
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$2,400
• Taxable income: $3,244
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $3,499/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-36.5% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $82,500 LERA
• 2026-01-01 Relisted — LERA
• 2025-12-31 Listing Removed — LERA
• 2025-10-16 Price Changed $85,000 LERA
• 2025-09-09 Relisted — LERA
• 2025-09-05 Listing Removed — LERA
• 2025-06-17 Price Changed $114,000 LERA
• 2025-04-07 Listed $130,000 LERA
• 2017-11-28 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,685 · -8.3% YoY. Source: county tax records.