109 Blue Bonnet · San Antonio, TX 78202

$319,999

6 bd · 2.0 ba · 2,332 sqft · SingleFamily public records · 305 Days on market

Built 1930 5,314 sqft lot $137/sqft · 19% below area Est $397k · 19% under

---

Why this score? — see what drove the D 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
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Cash flow +4.3/30.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

Key facts

• Inviting front porch
• Open layout
• Historic district

Tags

• FULLY RENOVATED DUPLEX
• HISTORIC DISTRICT
• INVITING FRONT PORCH
• OPEN LAYOUT
• ABUNDANT NATURAL LIGHT
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-850 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (46.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (42.7% below list).
• Recommended offer: $170k (46.9% below list) — sets the bar for cash-flow.

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 (+8.2%/yr); 196 active listings in the ZIP; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,834/mo this rent would consume 46% of the median local household income ($47k/yr) (locally 543% 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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $60k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,922 (46.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 3.11%
• Cash-on-cash: -11.38%
• DSCR: 0.49
• GRM: 14.5

CMA / ARV

• ARV (median comp): $397,062
• List price: $319,999
• Delta: -19.41%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.45×
• Total profit: $129,945
• Equity at exit: $288,280

10-year hold

• IRR: 17.5%
• Equity multiple: 6.02×
• Total profit: $449,390
• Equity at exit: $621,688

Cash invested: $89,600 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$487 /mo · $5,844/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-850

Break-even live

Break-even rent $2,909

Max offer price $169,922

Occupancy floor —

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $319,999 Active 305 DOM
2. 2026-06-17
   days on market $319,999 Active 304 DOM
3. 2026-06-16
   days on market $319,999 Active 303 DOM
4. 2026-06-15
   days on market $319,999 Active 302 DOM
5. 2026-06-13
   days on market $319,999 Active 300 DOM
6. 2026-06-09
   days on market $319,999 Active 296 DOM
7. 2026-06-08
   days on market $319,999 Active 295 DOM
8. 2026-06-07
   days on market $319,999 Active 294 DOM
9. 2026-06-04
   days on market $319,999 Active 291 DOM
10. 2026-06-03
    days on market $319,999 Active 290 DOM
11. 2026-06-02
    days on market $319,999 Active 289 DOM
12. 2026-06-01
    days on market $319,999 Active 288 DOM
13. 2026-05-31
    days on market $319,999 Active 287 DOM
14. 2026-05-04
    status Back on Market 964-char remark

    Show marketing remark (964 chars)

    Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

15. 2026-04-30
    historical 964-char remark

    Show marketing remark (964 chars)

    Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

16. 2026-01-28
    price $319,999 964-char remark

    Show marketing remark (964 chars)

    Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

17. 2025-09-30
    price $349,999 964-char remark

    Show marketing remark (964 chars)

    Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

18. 2025-08-14
    listed $379,999 New 964-char remark

    Show marketing remark (964 chars)

    Step into a piece of San Antonio's history, reimagined for today's lifestyle. This fully renovated two-unit duplex is tucked within the city's cherished historic district, where classic architecture meets modern living. From the moment you arrive, the inviting front porch sets the tone which is perfect for morning coffee, evening conversations, or simply watching the neighborhood come to life. Inside, each residence unfolds with an airy, open layout designed to capture abundant natural light. High ceilings, stylish flooring, and updated fixtures create a polished yet comfortable feel throughout.Every space feels intentional, warm, and ready to enjoy. Beyond the interiors, a generous backyard offers endless possibilities to host weekend gatherings, start your dream garden, or relax under the wide Texas sky. Whether you're seeking a charming place or a smart investment in one of San Antonio's most desirable neighborhoods, this duplex delivers on both.

19. 2025-07-08
    historical
20. 2025-06-25
    listed $435,000 New
21. 2025-06-21
    historical
22. 2025-05-21
    price $435,000
23. 2025-03-26
    price $475,000
24. 2025-03-16
    price $485,900
25. 2025-01-13
    listed $490,000 New
26. 2019-01-23
    historical
27. 2019-01-07
    price $108,900
28. 2018-12-17
    status Back on Market
29. 2018-12-06
    status Pending
30. 2018-11-19
    price $111,900
31. 2018-11-12
    price $119,900
32. 2018-11-06
    listed $124,900 New
33. 2005-08-02
    soldstatus
34. 2001-12-11
    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: $5,844 · $487/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$12/yr (+$1/mo · 0.2%)

ⓘ 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 6 d/yr ≥108°F today · 19 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: $22,008
• − Mortgage interest: −$17,925
• − Property taxes: −$5,844
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$9,309
• Taxable loss: −$16,191
• Est. tax savings @ 24.0%: +$3,886
• After-tax cash flow: $-6,309/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

+156.2% since first listed

21 events — show timeline

• 2026-05-04 Relisted — LERA
• 2026-04-30 Listing Removed — LERA
• 2026-01-28 Price Changed $319,999 LERA
• 2025-09-30 Price Changed $349,999 LERA
• 2025-08-14 Listed $379,999 LERA
• 2025-07-08 Listing Removed — LERA
• 2025-06-25 Listed $435,000 LERA
• 2025-06-21 Listing Removed — LERA
• 2025-05-21 Price Changed $435,000 LERA
• 2025-03-26 Price Changed $475,000 LERA
• 2025-03-16 Price Changed $485,900 LERA
• 2025-01-13 Listed $490,000 LERA
• 2019-01-23 Listing Removed — LERA
• 2019-01-07 Price Changed $108,900 LERA
• 2018-12-17 Relisted — LERA
• 2018-12-06 Pending — LERA
• 2018-11-19 Price Changed $111,900 LERA
• 2018-11-12 Price Changed $119,900 LERA
• 2018-11-06 Listed $124,900 LERA
• 2005-08-02 Sold (Public Records) — Public Records
• 2001-12-11 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $5,844 · -4.0% YoY. Source: county tax records.