901 N Colorado · San Antonio, TX 78207

$95,000

1 bd · 1.0 ba · 744 sqft · SingleFamily public records · 411 Days on market

Built 1940 2,700 sqft lot $128/sqft · 6% below area Est $101k · 6% 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).

• Cash flow +15.2/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• 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

Opportunity awaits! Less than 2 miles of downtown San Antonio * Quaint cozy home * Zoned R-2 although was once Zoned Commercail ~ so possible conversion * Darling Porch * Mature Trees * 901 N. Colorado & 607 Ruiz (MLS #1855279) to be Sold Together - PLEASE DO NOT DISTRUB TENANTS nor walk property. Endless possibilities with both properties

Key facts

• Possible conversion
• Zoned r-2
• Darling porch

Tags

• ZONED R-2
• POSSIBLE CONVERSION
• DARLING PORCH
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $34 ($403/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (3.9% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 411 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 411 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 1940 — 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: 0.96% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $100,760
• List price: $95,000
• Delta: -5.72%
• 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
408 Flake Aly	0.37mi	2/1.0 (+1)	636 (-14%)	15mo	$60,000	$94	41
1319 N Trinity St	0.53mi	2/1.0 (+1)	684 (-8%)	21mo	$81,000	$118	39
2105 W Salinas St	0.52mi	2/1.0 (+1)	840 (+13%)	16mo	$130,000	$155	36

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: 27.2%
• Equity multiple: 3.20×
• Total profit: $58,463
• Equity at exit: $85,584

10-year hold

• IRR: 25.2%
• Equity multiple: 7.83×
• Total profit: $181,702
• Equity at exit: $184,564

Cash invested: $26,600 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $913 high
• Mortgage (P&I): −$498
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $34

Break-even live

Break-even rent $870

Max offer price $95,000

Occupancy floor 91%

Sensitivity live

Price	-10% $87	-5% $60	+0% $34	+5% $7	+10% $-20
Rent	-10% $-39	-5% $-2	+0% $34	+5% $70	+10% $106
Rate	-1.0pp $81	-0.5pp $58	base $34	+0.5pp $9	+1.0pp $-16

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	0.14mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	44d	1	0.28mi
1100 N Frio St Apt 403 San Antonio, TX	1.0	1.0	500	$1,100	$2.20	44d	1	0.30mi
213 Cadwallader St Unit 2 San Antonio, TX	1.0	1.0	400	$650	$1.62	44d	1	0.47mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	18d	1	0.53mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	5d	1	0.54mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	24d	1	0.55mi
823 W Euclid Ave Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	44d	1	0.56mi
816 Rivas St Unit C San Antonio, TX	2.0	1.0	500	$750	$1.50	44d	1	0.63mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	5d	1	0.64mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	17d	1	0.64mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	24d	1	0.64mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	44d	1	0.66mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	44d	1	0.70mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$945	$1.54	2d	14	0.78mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	13d	1	0.84mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	44d	1	0.86mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$825	$1.07	2d	15	0.88mi
425 Maverick St #8 San Antonio, TX	1.0	1.0	600	$850	$1.42	24d	1	0.88mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	44d	1	0.94mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	10d	1	0.94mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$2,010	$1.55	2d	39	0.97mi
1020 W French Pl San Antonio, TX	1.0	1.0	660	$1,050	$1.59	24d	1	1.04mi
1026 W French Pl #3 San Antonio, TX	1.0	1.0	700	$825	$1.18	21d	1	1.04mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$3,035	$3.42	2d	85	1.05mi
1415 N Main Ave San Antonio, TX	1.0–3.0	1.0–3.0	980	$1,650	$1.68	10d	15	1.06mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	906	$1,416	$1.56	3d	12	1.06mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	818	$1,083	$1.32	2d	35	1.06mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$795	$0.90	4d	1	1.10mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$4,552	$3.95	2d	101	1.11mi
317 Lexington Ave San Antonio, TX	2.0	1.0–2.0	972	$1,482	$1.52	44d	1	1.16mi
1606 El Paso St San Antonio, TX	—	1.0	445	$788	$1.77	2d	1	1.16mi
810 W Craig Pl #201 San Antonio, TX	1.0	1.0	650	$900	$1.38	44d	1	1.17mi
111 E Park Ave San Antonio, TX	1.0–2.0	1.0	789	$825	$1.05	15d	7	1.18mi
405 N Saint Marys St San Antonio, TX	1.0–2.0	1.0–2.0	592	$1,199	$2.02	2d	24	1.21mi
2614 Monterey St Unit 5 San Antonio, TX	—	1.0	500	$575	$1.15	24d	1	1.24mi
925 W Woodlawn Ave San Antonio, TX	—	1.0	400	$575	$1.44	44d	1	1.25mi
1625 McCullough Ave Unit 7 San Antonio, TX	1.0	1.0	650	$675	$1.04	21d	1	1.27mi
1625 McCullough Ave Unit 2 San Antonio, TX	1.0	1.0	650	$700	$1.08	21d	1	1.27mi
319 S Flores St San Antonio, TX	1.0	1.0	690	$1,160	$1.68	44d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 411 DOM
2. 2026-06-17
   days on market $95,000 Active 410 DOM
3. 2026-06-16
   days on market $95,000 Active 409 DOM
4. 2026-06-15
   days on market $95,000 Active 408 DOM
5. 2026-06-13
   days on market $95,000 Active 406 DOM
6. 2026-06-09
   days on market $95,000 Active 402 DOM
7. 2026-06-08
   days on market $95,000 Active 401 DOM
8. 2026-06-07
   days on market $95,000 Active 400 DOM
9. 2026-06-04
   days on market $95,000 Active 397 DOM
10. 2026-06-03
    days on market $95,000 Active 396 DOM
11. 2026-06-02
    days on market $95,000 Active 395 DOM
12. 2026-06-01
    days on market $95,000 Active 394 DOM
13. 2026-05-31
    days on market $95,000 Active 393 DOM
14. 2025-10-21
    status Back on Market 346-char remark

    Show marketing remark (346 chars)

    Opportunity awaits! Less than 2 miles of downtown San Antonio * Quaint cozy home * Zoned R-2 although was once Zoned Commercail ~ so possible conversion * Darling Porch * Mature Trees * 901 N. Colorado & 607 Ruiz (MLS #1855279) to be Sold Together - PLEASE DO NOT DISTRUB TENANTS nor walk property. Endless possibilities with both properties

15. 2025-09-21
    historical 346-char remark

    Show marketing remark (346 chars)

    Opportunity awaits! Less than 2 miles of downtown San Antonio * Quaint cozy home * Zoned R-2 although was once Zoned Commercail ~ so possible conversion * Darling Porch * Mature Trees * 901 N. Colorado & 607 Ruiz (MLS #1855279) to be Sold Together - PLEASE DO NOT DISTRUB TENANTS nor walk property. Endless possibilities with both properties

16. 2025-04-03
    listed $95,000 New 346-char remark

    Show marketing remark (346 chars)

    Opportunity awaits! Less than 2 miles of downtown San Antonio * Quaint cozy home * Zoned R-2 although was once Zoned Commercail ~ so possible conversion * Darling Porch * Mature Trees * 901 N. Colorado & 607 Ruiz (MLS #1855279) to be Sold Together - PLEASE DO NOT DISTRUB TENANTS nor walk property. Endless possibilities with both properties

17. 2014-02-20
    historical
18. 2014-01-08
    listed $50,000 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 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: $10,953
• − Mortgage interest: −$5,321
• − Property taxes: −$1,796
• − Insurance: −$475
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$2,764
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $681/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

+90.0% since first listed

5 events — show timeline

• 2025-10-21 Relisted — LERA
• 2025-09-21 Listing Removed — LERA
• 2025-04-03 Listed $95,000 LERA
• 2014-02-20 Listing Removed — LERA
• 2014-01-08 Listed $50,000 LERA

Property tax history

+7.0%/yr

Latest (2025): $1,796 · +0.0% YoY. Source: county tax records.