147 Wainwright · San Antonio, TX 78211

$119,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 272 Days on market

Built 1928 0.33 ac lot $139/sqft · 5% below area Est $127k · 5% under ↓ 39% since listing

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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 +20.5/30.0
• ARV discount +9.9/15.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This 864 sq. ft., 2-bedroom, 1-bath house offers endless potential on the San Antonio's south side. Situated on two spacious, level lots with mature trees, the property is fully fenced and features dual access points off Wainwright for added convenience. In addition to the main house, the property includes a storage building and a versatile 25x20 structure-perfect to use as a garage, workshop, additional storage, or flex space to fit your needs. Ideally located near Palo Alto College, Texas A&M-San Antonio, the Toyota Plant, and major highways IH-35 and Loop 410, this house provides quick access to schools, shopping, and dining. Being sold as-is, this property is a great opportunity for homeowners or investors looking to customize a home or expand on a large lot in a growing area.

Key facts

• Two spacious lots
• Fully fenced
• Dual access points

Tags

• TWO SPACIOUS LOTS
• FULLY FENCED
• DUAL ACCESS POINTS
• STORAGE BUILDING
• VERSATILE STRUCTURE
• QUICK ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 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).

Forward outlook

• In year one you build about $291 of equity ($829 loan paydown + $-538 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 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 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $126,519
• List price: $119,900
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 Palo Alto	0.29mi	3/1.0	932 (+8%)	4mo	$127,000	$136	70
3026 Coconino	0.56mi	3/1.5	900 (+4%)	9mo	$145,800	$162	58
3334 Coconino Dr	0.62mi	3/1.0	846 (-2%)	12mo	$159,900	$189	57

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.12×
• Total profit: $4,171
• Equity at exit: $32,147

10-year hold

• IRR: 8.6%
• Equity multiple: 1.89×
• Total profit: $29,852
• Equity at exit: $36,572

Cash invested: $33,572 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$629
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $159

Break-even live

Break-even rent $1,119

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $193	+0% $159	+5% $125	+10% $91
Rent	-10% $55	-5% $107	+0% $159	+5% $211	+10% $263
Rate	-1.0pp $219	-0.5pp $190	base $159	+0.5pp $128	+1.0pp $96

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9018 Chaminade Dr San Antonio, TX	3.0	1.5	1056	$1,675	$1.59	44d	1	0.46mi
146 Caddo Unit A San Antonio, TX	2.0	1.0	600	$950	$1.58	24d	1	0.83mi
3439 Twining Dr San Antonio, TX	3.0	1.0	1124	$1,500	$1.33	18d	1	0.85mi
2800 W Hutchins Pl Apt 710 San Antonio, TX	2.0	2.0	771	$991	$1.29	3d	1	0.90mi
3727 Aragon Dr San Antonio, TX	3.0	1.0	1060	$1,400	$1.32	44d	1	1.00mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	3d	26	1.05mi
10127 Texas 16 Unit 710 San Antonio, TX	2.0	2.0	950	$807	$0.85	17d	1	1.06mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	17d	1	1.06mi
9257 Somerset Rd San Antonio, TX	2.0	2.0	850	$863	$1.02	44d	1	1.10mi
9323 Somerset Rd Unit 710 San Antonio, TX	2.0	2.0	954	$981	$1.03	3d	1	1.16mi
151 Hopi St San Antonio, TX	2.0	1.0	850	$1,100	$1.29	44d	1	1.17mi
8622 S Zarzamora St #423 San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	44d	1	1.26mi
9447 Tarbutton Trl San Antonio, TX	3.0	2.0	1007	$1,550	$1.54	17d	1	1.35mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	2d	40	1.44mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	44d	10	1.44mi
9302 La Ronda Dr San Antonio, TX	4.0	1.0	1110	$1,300	$1.17	24d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 272 DOM
2. 2026-06-17
   days on market $119,900 Active 271 DOM
3. 2026-06-16
   days on market $119,900 Active 270 DOM
4. 2026-06-15
   days on market $119,900 Active 269 DOM
5. 2026-06-13
   days on market $119,900 Active 267 DOM
6. 2026-06-09
   days on market $119,900 Active 263 DOM
7. 2026-06-08
   days on market $119,900 Active 262 DOM
8. 2026-06-07
   days on market $119,900 Active 261 DOM
9. 2026-06-04
   days on market $119,900 Active 258 DOM
10. 2026-06-03
    days on market $119,900 Active 257 DOM
11. 2026-06-02
    days on market $119,900 Active 256 DOM
12. 2026-06-01
    days on market $119,900 Active 255 DOM
13. 2026-05-31
    days on market $119,900 Active 254 DOM
14. 2026-05-06
    price $119,900 795-char remark

    Show marketing remark (795 chars)

    This 864 sq. ft., 2-bedroom, 1-bath house offers endless potential on the San Antonio's south side. Situated on two spacious, level lots with mature trees, the property is fully fenced and features dual access points off Wainwright for added convenience. In addition to the main house, the property includes a storage building and a versatile 25x20 structure-perfect to use as a garage, workshop, additional storage, or flex space to fit your needs. Ideally located near Palo Alto College, Texas A&M-San Antonio, the Toyota Plant, and major highways IH-35 and Loop 410, this house provides quick access to schools, shopping, and dining. Being sold as-is, this property is a great opportunity for homeowners or investors looking to customize a home or expand on a large lot in a growing area.

15. 2026-02-28
    price $147,500 795-char remark

    Show marketing remark (795 chars)

    This 864 sq. ft., 2-bedroom, 1-bath house offers endless potential on the San Antonio's south side. Situated on two spacious, level lots with mature trees, the property is fully fenced and features dual access points off Wainwright for added convenience. In addition to the main house, the property includes a storage building and a versatile 25x20 structure-perfect to use as a garage, workshop, additional storage, or flex space to fit your needs. Ideally located near Palo Alto College, Texas A&M-San Antonio, the Toyota Plant, and major highways IH-35 and Loop 410, this house provides quick access to schools, shopping, and dining. Being sold as-is, this property is a great opportunity for homeowners or investors looking to customize a home or expand on a large lot in a growing area.

16. 2026-01-20
    price $185,000 795-char remark

    Show marketing remark (795 chars)

    This 864 sq. ft., 2-bedroom, 1-bath house offers endless potential on the San Antonio's south side. Situated on two spacious, level lots with mature trees, the property is fully fenced and features dual access points off Wainwright for added convenience. In addition to the main house, the property includes a storage building and a versatile 25x20 structure-perfect to use as a garage, workshop, additional storage, or flex space to fit your needs. Ideally located near Palo Alto College, Texas A&M-San Antonio, the Toyota Plant, and major highways IH-35 and Loop 410, this house provides quick access to schools, shopping, and dining. Being sold as-is, this property is a great opportunity for homeowners or investors looking to customize a home or expand on a large lot in a growing area.

17. 2025-09-19
    listed $195,000 New 795-char remark

    Show marketing remark (795 chars)

    This 864 sq. ft., 2-bedroom, 1-bath house offers endless potential on the San Antonio's south side. Situated on two spacious, level lots with mature trees, the property is fully fenced and features dual access points off Wainwright for added convenience. In addition to the main house, the property includes a storage building and a versatile 25x20 structure-perfect to use as a garage, workshop, additional storage, or flex space to fit your needs. Ideally located near Palo Alto College, Texas A&M-San Antonio, the Toyota Plant, and major highways IH-35 and Loop 410, this house provides quick access to schools, shopping, and dining. Being sold as-is, this property is a great opportunity for homeowners or investors looking to customize a home or expand on a large lot in a growing area.

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,463 · $205/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,844
• − Mortgage interest: −$6,716
• − Property taxes: −$2,463
• − Insurance: −$600
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,488
• Taxable income: $42
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,899/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• 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

-38.5% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $119,900 LERA
• 2026-02-28 Price Changed $147,500 LERA
• 2026-01-20 Price Changed $185,000 LERA
• 2025-09-19 Listed $195,000 LERA

Property tax history

+7.9%/yr

Latest (2025): $2,463 · -1.8% YoY. Source: county tax records.