815 Edison · San Antonio, TX 78212

$89,000

3 bd · 1.0 ba · 1,666 sqft · SingleFamily public records · 65 Days on market

Built 1949 7,448 sqft lot ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Prime location just off San Pedro & Blanco with extremely low days on market in this subdivision! This property offers 3 bedrooms, 2 bathroom in the main home, plus a garage conversion with an additional bathroom-making it a total of 4 bedrooms and 3 bathrooms. The back addition features stairs leading up to a private porch and a studio-style living space with its own bathroom. Below, there's another separate living space with a bathroom, providing multiple options for use or rental income potential. This home is ready for a full rehab-a perfect blank canvas for investors looking to maximize returns in a highly desirable location. Don't miss this opportunity-schedule

Key facts

• Private porch
• Garage conversion
• Full rehab

Tags

• GARAGE CONVERSION
• PRIVATE PORCH
• STUDIO STYLE LIVING SPACE
• SEPARATE LIVING SPACE
• RENTAL INCOME POTENTIAL
• FULL REHAB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% 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: Rogers Academy (math 5% / reading 17%, grade F, #4,237 of 4,322 statewide, top 98%, 695 students, 93% FRL); Edison H S (math 14% / reading 24%, grade F, #1,431 of 1,632 statewide, top 88%, 1,329 students, 90% FRL).
• Market conditions: Rents flat; 175 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($63k/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 $615 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 0.9% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1949 — 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 $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.92% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $216,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Edison	0.00mi	4/3.0 (+1)	1,666 (0%)	1mo	$89,000	$53	86
803 Fresno	0.06mi	4/2.0 (+1)	1,610 (-3%)	1mo	$249,900	$155	82
839 Alametos	0.14mi	3/2.0	1,532 (-8%)	6mo	$184,000	$120	71
422 W Wildwood	0.33mi	3/1.0	1,586 (-5%)	9mo	$169,900	$107	69
824 Elmwood	0.46mi	3/2.0	1,540 (-8%)	3mo	$280,000	$182	59
339 Thorain Blvd	0.58mi	3/2.0	1,662 (-0%)	11mo	$298,000	$179	59
607 Lovera	0.64mi	3/2.0	1,684 (+1%)	8mo	$175,000	$104	58
369 W Mandalay	0.51mi	3/2.0	1,804 (+8%)	5mo	$235,000	$130	54
633 W Lullwood Ave	0.65mi	3/2.0	1,783 (+7%)	5mo	$199,900	$112	50
531 W Olmos Dr	0.41mi	3/2.0	1,444 (-13%)	10mo	$135,000	$93	46
915 W Rosewood	0.74mi	3/2.0	1,448 (-13%)	1mo	$269,900	$186	39
223 W Mariposa Dr	0.66mi	2/1.0 (-1)	1,418 (-15%)	11mo	$275,000	$194	30

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 · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.69×
• Total profit: $17,183
• Equity at exit: $13,270

10-year hold

• IRR: 24.3%
• Equity multiple: 2.87×
• Total profit: $46,627
• Equity at exit: $7,695

Cash invested: $24,920 (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 78212

• Home prices YoY: -25.2%
• Rents YoY: 0.9%
• Active inventory: 175
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,713 high
• Mortgage (P&I): −$467
• Tax from tax record: −$300 /mo · $3,596/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $550

Break-even live

Break-even rent $1,017

Max offer price $89,000

Occupancy floor 63%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Alametos Unit A San Antonio, TX	3.0	2.0	1350	$1,700	$1.26	24d	1	0.13mi
862 Clower Unit 2 San Antonio, TX	3.0	1.0	1250	$1,195	$0.96	20d	1	0.19mi
918 McIlvaine San Antonio, TX	2.0	1.0	1921	$1,595	$0.83	44d	1	0.21mi
654 Santa Monica St San Antonio, TX	3.0	1.0	1125	$1,550	$1.38	3d	1	0.28mi
820 W Olmos Dr San Antonio, TX	2.0	1.0	1500	$1,000	$0.67	44d	1	0.32mi
1106 Alametos San Antonio, TX	4.0	2.0	1275	$1,595	$1.25	22d	1	0.36mi
415 W Mariposa Dr Unit NA San Antonio, TX	3.0	2.0	1312	$1,750	$1.33	15d	1	0.44mi
415 W Mariposa Dr San Antonio, TX	3.0	2.0	1312	$1,950	$1.49	24d	1	0.44mi
1211 Lee Hall San Antonio, TX	4.0	2.0	1078	$1,500	$1.39	24d	1	0.48mi
542 Thorain Blvd Unit 1 San Antonio, TX	3.0	1.0	1935	$1,450	$0.75	24d	1	0.50mi
636 W Norwood Ct San Antonio, TX	3.0	2.0	1168	$1,650	$1.41	3d	1	0.51mi
1035 San Francisco San Antonio, TX	3.0	2.5	1516	$1,795	$1.18	44d	1	0.53mi
611 W Ridgewood Ct Unit 2 San Antonio, TX	2.0	1.0	2048	$1,300	$0.63	24d	1	0.55mi
244 W Hermosa Dr San Antonio, TX	3.0	2.0	1664	$2,245	$1.35	4d	1	0.58mi
711 W Lullwood Ave San Antonio, TX	3.0	2.0	1527	$2,350	$1.54	16d	1	0.63mi
1135 W Ridgewood Ct San Antonio, TX	3.0	2.0	1212	$1,650	$1.36	44d	1	0.65mi
4507 Howard St San Antonio, TX	3.0	2.0	1289	$1,600	$1.24	22d	1	0.66mi
315 W Norwood Ct Unit 1 San Antonio, TX	2.0	2.0	1976	$1,550	$0.78	4d	1	0.68mi
331 Clarence St San Antonio, TX	4.0	2.0	1678	$1,965	$1.17	11d	1	0.71mi
1331 W Wildwood Dr San Antonio, TX	3.0	1.0	1178	$1,600	$1.36	44d	1	0.72mi
513 W Rosewood Ave San Antonio, TX	2.0	2.0	1192	$2,000	$1.68	44d	1	0.74mi
1019 W Rosewood Ave San Antonio, TX	3.0	2.0	1530	$2,100	$1.37	44d	1	0.76mi
311 W Lullwood Ave San Antonio, TX	2.0	1.0	1512	$1,250	$0.83	24d	1	0.78mi
309 W Lullwood Ave San Antonio, TX	2.0	1.0	2186	$1,200	$0.55	44d	1	0.78mi
418 W Rosewood Ave San Antonio, TX	3.0	2.0	2100	$2,499	$1.19	24d	1	0.80mi
294 El Monte Blvd San Antonio, TX	2.0	1.0	1267	$1,600	$1.26	2d	1	0.81mi
200 Melrose Pl Unit 300 San Antonio, TX	2.0	2.5	1336	$1,995	$1.49	44d	1	0.81mi
109 W Norwood Ct Unit 3 San Antonio, TX	2.0	1.0	1400	$1,395	$1.00	24d	1	0.84mi
109 W Norwood Ct Unit 1 San Antonio, TX	2.0	2.0	1400	$1,495	$1.07	44d	1	0.84mi
217 W Lullwood Ave Unit 3 San Antonio, TX	2.0	1.0	1130	$1,120	$0.99	44d	1	0.84mi
823 La Manda Blvd San Antonio, TX	3.0	2.0	1166	$1,550	$1.33	4d	1	0.85mi
207 W Hermine Blvd Unit 1 San Antonio, TX	2.0	1.0	1371	$2,000	$1.46	3d	1	0.85mi
125 San Angelo San Antonio, TX	3.0	2.5	1430	$1,950	$1.36	15d	1	0.86mi
130 Melrose Pl San Antonio, TX	3.0	1.0–2.5	1230	$1,865	$1.52	3d	22	0.88mi
204 Lovera Blvd San Antonio, TX	3.0	2.0	1859	$2,500	$1.34	10d	1	0.89mi
1142 W Lynwood Ave San Antonio, TX	3.0	1.5	1276	$1,700	$1.33	24d	1	0.93mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	22d	1	0.94mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	24d	1	0.94mi
100 W El Prado Dr #112 San Antonio, TX	2.0	2.0	1460	$1,995	$1.37	15d	1	0.97mi
402 W Elsmere Pl San Antonio, TX	4.0	2.0	1490	$1,995	$1.34	24d	1	0.97mi

Listing history 11 events

1. 2025-11-05
   status Pending
2. 2025-10-31
   status Back on Market
3. 2025-10-31
   historical Active Option
4. 2025-10-15
   status Back on Market
5. 2025-10-11
   historical Active Option
6. 2025-10-01
   price $89,000
7. 2025-10-01
   status Back on Market
8. 2025-09-29
   historical Active Option
9. 2025-09-23
   status Back on Market
10. 2025-09-18
    historical Active Option
11. 2025-09-01
    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.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,596 · $300/mo
• Projected year-2 tax: $3,596 · $300/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,557
• − Mortgage interest: −$4,985
• − Property taxes: −$3,596
• − Insurance: −$445
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$2,589
• Taxable income: $5,653
• Est. tax owed @ 24.0%: −$1,357
• After-tax cash flow: $5,242/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): 27,437
• Household income: $62,801
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1505.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 58% White 34% Two or more races 34% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 62% English-only · Spanish 36% Chinese 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: ▼ -94.24%
• Current HPI: 280.1006
• Rent YoY: ▲ 0.89%
• 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

-10.1% since first listed

11 events — show timeline

• 2025-11-05 Pending — LERA
• 2025-10-31 Relisted — LERA
• 2025-10-31 Contingent — LERA
• 2025-10-15 Relisted — LERA
• 2025-10-11 Contingent — LERA
• 2025-10-01 Price Changed $89,000 LERA
• 2025-10-01 Relisted — LERA
• 2025-09-29 Contingent — LERA
• 2025-09-23 Relisted — LERA
• 2025-09-18 Contingent — LERA
• 2025-09-01 Listed $99,000 LERA

Property tax history

+3.9%/yr

Latest (2025): $3,596 · +0.0% YoY. Source: county tax records.