1216 Delaware St · San Antonio, TX 78210

$150,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 332 Days on market

Built 1947 10,149 sqft lot $106/sqft · 46% below area Est $279k · 46% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +7.0/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home is nestled in the fast-growing Denver Heights neighborhood, just minutes from the Alamodome and the upcoming San Antonio Spurs District. The home features a newer roof (2023), offering peace of mind for future owners. Step inside to discover high ceilings and an open floor plan that creates a bright living space, complete with ceiling fans in every room for added comfort. Situated on a 10,018 SF lot—larger than most in the area—this property boasts a spacious, flat backyard, fully fenced and ready to become a private oasis. There’s plenty of room to expand or build an additional structure. A large storage shed/workshop adds even more versatility to the space. Whether you're a first-time homebuyer, investor, or someone looking to be part of a growing community, this home offers incredible potential. With a little TLC this property can become a perfect home.

Key facts

• Fully fenced
• Newer roof
• Large storage shed

Tags

• DENVER HEIGHTS NEIGHBORHOOD
• NEWER ROOF
• SPACIOUS FLAT BACKYARD
• FULLY FENCED
• LARGE STORAGE SHED

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 $27 ($325/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: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+1.1%/yr); 269 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/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 332 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1947 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 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 1947 — 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: 1.20% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 7.0

CMA / ARV

• ARV (median comp): $279,419
• List price: $150,000
• Delta: -46.32%
• 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
223 Porter	0.12mi	4/2.0 (+1)	1,383 (-3%)	2mo	$134,900	$98	79
828 Virginia Blvd	0.22mi	3/2.0	1,347 (-5%)	4mo	$175,000	$130	74
219 Nelson Ave	0.38mi	4/2.0 (+1)	1,424 (+0%)	4mo	$249,000	$175	69
802 Piedmont Ave	0.22mi	3/2.0	1,296 (-9%)	6mo	$249,000	$192	66
628 Essex	0.28mi	3/2.0	1,568 (+10%)	4mo	$324,900	$207	62
512 Nevada St	0.61mi	3/1.0	1,332 (-6%)	6mo	$150,000	$113	56
147 Vine St	0.65mi	3/2.5	1,438 (+1%)	6mo	$230,000	$160	56
923. Saint Anthony	0.41mi	2/3.0 (-1)	1,536 (+8%)	1mo	$134,900	$88	54
231 Nelson	0.40mi	3/2.0	1,228 (-14%)	3mo	$243,900	$199	52
534 Kayton	0.75mi	3/2.0	1,512 (+6%)	1mo	$89,000	$59	50
517 S Pine St	0.47mi	3/2.0	1,232 (-13%)	5mo	$239,000	$194	48
1109 Essex	0.74mi	3/2.0	1,226 (-14%)	3mo	$160,000	$131	36

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-25,755
• Equity at exit: $22,365

10-year hold

• IRR: -15.5%
• Equity multiple: 0.22×
• Total profit: $-32,711
• 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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$787
• Tax from tax record: −$542 /mo · $6,505/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $27

Break-even live

Break-even rent $1,761

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $112	-5% $70	+0% $27	+5% $-15	+10% $-58
Rent	-10% $-115	-5% $-44	+0% $27	+5% $98	+10% $169
Rate	-1.0pp $103	-0.5pp $65	base $27	+0.5pp $-12	+1.0pp $-51

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
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.03mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	44d	1	0.07mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	0.10mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	24d	1	0.17mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	0.18mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	0.21mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	24d	1	0.21mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	44d	1	0.25mi
721 S Pine St San Antonio, TX	2.0	1.0	1016	$1,245	$1.23	24d	1	0.26mi
1146 S Olive St San Antonio, TX	2.0	2.0	1276	$1,800	$1.41	5d	1	0.26mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	5d	1	0.27mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	0.28mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.28mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.29mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	5d	1	0.30mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	44d	1	0.33mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	5d	1	0.33mi
207 Gravel St Unit 102 San Antonio, TX	3.0	2.5	1394	$1,800	$1.29	24d	1	0.34mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	44d	1	0.36mi
109 Gravel St San Antonio, TX	3.0	1.0	900	$1,250	$1.39	24d	1	0.36mi
1138 Iowa St San Antonio, TX	3.0	2.0	1505	$1,650	$1.10	24d	1	0.36mi
827 Florida St Unit 101 San Antonio, TX	3.0	2.5	1426	$1,950	$1.37	44d	1	0.44mi
850 Nevada St Unit NA San Antonio, TX	2.0	1.0	1345	$1,795	$1.33	13d	1	0.44mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.45mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.45mi
231 Cactus St San Antonio, TX	2.0	1.0	876	$1,195	$1.36	24d	1	0.47mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1104	$1,950	$1.77	44d	1	0.50mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1280	$1,950	$1.52	18d	1	0.50mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.53mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.54mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.55mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.55mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	5d	1	0.55mi
415 S Olive St San Antonio, TX	3.0	2.0	1348	$2,600	$1.93	44d	1	0.57mi
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	44d	1	0.60mi
313 Toledo San Antonio, TX	2.0	1.0	924	$1,400	$1.52	11d	1	0.61mi
603 S Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	22d	1	0.61mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	44d	1	0.61mi
1419 Wyoming St San Antonio, TX	2.0	1.0	1232	$1,550	$1.26	5d	1	0.65mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.65mi

Listing history 38 events

1. 2026-06-18
   days on market $150,000 Active 332 DOM
2. 2026-06-17
   days on market $150,000 Active 331 DOM
3. 2026-06-16
   days on market $150,000 Active 330 DOM
4. 2026-06-15
   days on market $150,000 Active 329 DOM
5. 2026-06-13
   days on market $150,000 Active 327 DOM
6. 2026-06-09
   days on market $150,000 Active 323 DOM
7. 2026-06-08
   days on market $150,000 Active 322 DOM
8. 2026-06-07
   days on market $150,000 Active 321 DOM
9. 2026-06-04
   days on market $150,000 Active 318 DOM
10. 2026-06-03
    days on market $150,000 Active 317 DOM
11. 2026-06-02
    days on market $150,000 Active 316 DOM
12. 2026-06-01
    days on market $150,000 Active 315 DOM
13. 2026-05-31
    days on market $150,000 Active 314 DOM
14. 2025-12-13
    price $150,000 914-char remark

    Show marketing remark (914 chars)

    This 3-bedroom, 1-bath home is nestled in the fast-growing Denver Heights neighborhood, just minutes from the Alamodome and the upcoming San Antonio Spurs District. The home features a newer roof (2023), offering peace of mind for future owners. Step inside to discover high ceilings and an open floor plan that creates a bright living space, complete with ceiling fans in every room for added comfort. Situated on a 10,018 SF lot—larger than most in the area—this property boasts a spacious, flat backyard, fully fenced and ready to become a private oasis. There’s plenty of room to expand or build an additional structure. A large storage shed/workshop adds even more versatility to the space. Whether you're a first-time homebuyer, investor, or someone looking to be part of a growing community, this home offers incredible potential. With a little TLC this property can become a perfect home.

15. 2025-07-21
    listed $185,000 Active 914-char remark

    Show marketing remark (914 chars)

    This 3-bedroom, 1-bath home is nestled in the fast-growing Denver Heights neighborhood, just minutes from the Alamodome and the upcoming San Antonio Spurs District. The home features a newer roof (2023), offering peace of mind for future owners. Step inside to discover high ceilings and an open floor plan that creates a bright living space, complete with ceiling fans in every room for added comfort. Situated on a 10,018 SF lot—larger than most in the area—this property boasts a spacious, flat backyard, fully fenced and ready to become a private oasis. There’s plenty of room to expand or build an additional structure. A large storage shed/workshop adds even more versatility to the space. Whether you're a first-time homebuyer, investor, or someone looking to be part of a growing community, this home offers incredible potential. With a little TLC this property can become a perfect home.

16. 2020-08-10
    soldstatus
17. 2020-08-07
    soldstatus Sold 325-char remark

    Show marketing remark (325 chars)

    Great Turnkey investment property in the hot East side! 3 bedroom 1 bath with large storage unit and great size property. We can sell with 911 Virgina Blvd as a package deal. Great opportunity to purchase a proven rental port folio. Just set back and take the rental income and then flip in couple of years with additions.

18. 2020-06-22
    status Pending 325-char remark

    Show marketing remark (325 chars)

    Great Turnkey investment property in the hot East side! 3 bedroom 1 bath with large storage unit and great size property. We can sell with 911 Virgina Blvd as a package deal. Great opportunity to purchase a proven rental port folio. Just set back and take the rental income and then flip in couple of years with additions.

19. 2020-06-15
    historical Active Option 325-char remark

    Show marketing remark (325 chars)

    Great Turnkey investment property in the hot East side! 3 bedroom 1 bath with large storage unit and great size property. We can sell with 911 Virgina Blvd as a package deal. Great opportunity to purchase a proven rental port folio. Just set back and take the rental income and then flip in couple of years with additions.

20. 2020-06-11
    listed $130,000 New 325-char remark

    Show marketing remark (325 chars)

    Great Turnkey investment property in the hot East side! 3 bedroom 1 bath with large storage unit and great size property. We can sell with 911 Virgina Blvd as a package deal. Great opportunity to purchase a proven rental port folio. Just set back and take the rental income and then flip in couple of years with additions.

21. 2018-07-25
    soldstatus
22. 2018-07-20
    status Pending
23. 2018-07-20
    soldstatus Sold
24. 2018-07-14
    historical Active Option
25. 2018-07-13
    status Back on Market
26. 2018-07-12
    historical Active Option
27. 2018-07-11
    listed $109,900 New
28. 2017-06-26
    soldstatus
29. 2017-06-23
    soldstatus Sold
30. 2017-06-03
    status Pending
31. 2017-06-03
    listed $55,000 New
32. 2009-11-25
    soldstatus
33. 2009-11-18
    historical
34. 2009-09-28
    listed $15,900
35. 2006-05-24
    soldstatus
36. 2006-03-14
    soldstatus
37. 2006-03-08
    soldstatus
38. 2001-12-06
    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: $6,505 · $542/mo
• Projected year-2 tax: $6,505 · $542/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,544
• − Mortgage interest: −$8,402
• − Property taxes: −$6,505
• − Insurance: −$750
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$4,364
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $787/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

+843.4% since first listed

25 events — show timeline

• 2025-12-13 Price Changed $150,000 Unlock MLS
• 2025-07-21 Listed $185,000 Unlock MLS
• 2020-08-10 Sold (Public Records) — Public Records
• 2020-08-07 Sold (MLS) — LERA
• 2020-06-22 Pending — LERA
• 2020-06-15 Contingent — LERA
• 2020-06-11 Listed $130,000 LERA
• 2018-07-25 Sold (Public Records) — Public Records
• 2018-07-20 Pending — LERA
• 2018-07-20 Sold (MLS) — LERA
• 2018-07-14 Contingent — LERA
• 2018-07-13 Relisted — LERA
• 2018-07-12 Contingent — LERA
• 2018-07-11 Listed $109,900 LERA
• 2017-06-26 Sold (Public Records) — Public Records
• 2017-06-23 Sold (MLS) — LERA
• 2017-06-03 Pending — LERA
• 2017-06-03 Listed $55,000 LERA
• 2009-11-25 Sold (MLS) — LERA
• 2009-11-18 Listing Removed — LERA
• 2009-09-28 Listed $15,900 LERA
• 2006-05-24 Sold (Public Records) — Public Records
• 2006-03-14 Sold (Public Records) — Public Records
• 2006-03-08 Sold (Public Records) — Public Records
• 2001-12-06 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $6,505 · -2.8% YoY. Source: county tax records.