1721 Brunswick Blvd · San Antonio, TX 78211

$159,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 103 Days on market

Built 1942 4,800 sqft lot $123/sqft · 17% below area Est $194k · 17% 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 +13.4/30.0
• Appreciation +4.8/10.0
• 1% rule +4.6/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home located on the desirable south side of San Antonio! This well-maintained 1,296 square foot home offers a comfortable and functional layout perfect for families, first-time buyers, or investors. Enjoy a spacious living area that flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere for everyday living and entertaining. The primary suite features a private full bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Conveniently located near schools, shopping, dining, and major highways, this home offers both comfort and accessibility. Don't miss the opportunity to make this South San Antonio gem your own.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• SPACIOUS LIVING AREA
• PRIVATE FULL BATH
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $4 ($44/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 $154k (3.9% below list).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Harlandale ISD (urban): math 20% / reading 27% proficiency, ranked #748 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 162 active listings in the ZIP; 24 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).
• This rent runs 33% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $388 of equity ($1k loan paydown + $-718 appreciation (-0.5% local appreciation)).
• 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 103 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.7

CMA / ARV

• ARV (median comp): $193,734
• List price: $159,900
• Delta: -17.46%
• 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
702 Berlin	0.20mi	3/1.0	1,296 (0%)	7mo	$100,000	$77	81
503 Vickers	0.38mi	3/2.0	1,328 (+2%)	4mo	$183,900	$138	75
1229 Flanders Ave	0.52mi	3/2.0	1,295 (-0%)	1mo	$230,000	$178	75
1166 Fitch	0.49mi	3/2.0	1,292 (-0%)	3mo	$225,000	$174	74
1918 Brunswick	0.13mi	3/2.0	1,438 (+11%)	3mo	$239,000	$166	73
918 Berlin Ave	0.24mi	3/2.0	1,383 (+7%)	6mo	$282,500	$204	73
1161 Fitch	0.48mi	3/2.0	1,300 (+0%)	6mo	$235,000	$181	72
1201 Brighton	0.61mi	3/2.0	1,259 (-3%)	2mo	$260,000	$207	65
1214 Chalmers Ave	0.66mi	3/2.0	1,261 (-3%)	1mo	$229,900	$182	64
862 W Southcross	0.52mi	3/2.0	1,407 (+9%)	1mo	$235,000	$167	61
1407 Crystal	0.45mi	3/2.0	1,104 (-15%)	8mo	$165,000	$149	48
234 Southway	0.70mi	3/2.0	1,422 (+10%)	9mo	$198,000	$139	44

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: -3.8%
• Equity multiple: 0.83×
• Total profit: $-7,703
• Equity at exit: $42,872

10-year hold

• IRR: 2.5%
• Equity multiple: 1.25×
• Total profit: $11,222
• Equity at exit: $48,773

Cash invested: $44,772 (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: 162
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$839
• Tax from tax record: −$305 /mo · $3,660/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $4

Break-even live

Break-even rent $1,532

Max offer price $159,900

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $49	+0% $4	+5% $-42	+10% $-87
Rent	-10% $-118	-5% $-57	+0% $4	+5% $64	+10% $125
Rate	-1.0pp $84	-0.5pp $44	base $4	+0.5pp $-38	+1.0pp $-80

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Linden Ave San Antonio, TX	3.0	2.5	1668	$1,695	$1.02	5d	1	0.35mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	0.46mi
328 Elks Dr San Antonio, TX	4.0	1.0	1600	$1,500	$0.94	24d	1	0.51mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	44d	1	0.55mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	15d	1	0.55mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	44d	1	0.71mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	24d	1	0.87mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	18d	1	0.87mi
909 Sims Ave San Antonio, TX	4.0	2.0	1400	$1,750	$1.25	24d	1	0.92mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	5d	1	1.02mi
616 Sims Ave San Antonio, TX	3.0	1.0	1148	$875	$0.76	44d	1	1.06mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	24d	1	1.12mi
1067 Rayburn Dr San Antonio, TX	4.0	2.0	1744	$1,495	$0.86	5d	1	1.16mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	24d	1	1.23mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	15d	1	1.29mi
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	44d	1	1.32mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	1.33mi
503 W Hart Ave San Antonio, TX	3.0	1.0	1232	$1,750	$1.42	11d	1	1.41mi
575 Division Ave San Antonio, TX	3.0	1.5	1362	$1,950	$1.43	18d	1	1.41mi
425 San Blas San Antonio, TX	2.0	1.0	1568	$1,285	$0.82	44d	1	1.45mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	15d	1	1.45mi
611 Brunswick Blvd San Antonio, TX	3.0	2.0	1080	$1,700	$1.57	24d	1	1.45mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	22d	1	1.46mi
607 Brunswick Blvd San Antonio, TX	3.0	2.0	1350	$1,750	$1.30	44d	1	1.46mi

Listing history 26 events

1. 2026-06-21
   days on market $159,900 Active 103 DOM
2. 2026-06-18
   days on market $159,900 Active 100 DOM
3. 2026-06-18
   status $159,900 Active 99 DOM
4. 2026-06-17
   days on market $159,900 Price Change 99 DOM
5. 2026-06-16
   days on market $159,900 Price Change 98 DOM
6. 2026-06-15
   days on market $159,900 Price Change 97 DOM
7. 2026-06-13
   days on market $159,900 Price Change 95 DOM
8. 2026-06-13
   days on market $159,900 Price Change 94 DOM
9. 2026-06-09
   days on market $159,900 Price Change 91 DOM
10. 2026-06-08
    days on market $159,900 Price Change 90 DOM
11. 2026-06-08
    pricestatus $159,900 Price Change 89 DOM
12. 2026-06-07
    days on market $169,900 Active 89 DOM
13. 2026-06-04
    days on market $169,900 Active 86 DOM
14. 2026-06-03
    days on market $169,900 Active 85 DOM
15. 2026-06-02
    days on market $169,900 Active 84 DOM
16. 2026-06-01
    days on market $169,900 Active 83 DOM
17. 2026-05-31
    days on market $169,900 Active 82 DOM
18. 2026-03-10
    listed $169,900 New 730-char remark

    Show marketing remark (730 chars)

    Charming 3-bedroom, 2-bath home located on the desirable south side of San Antonio! This well-maintained 1,296 square foot home offers a comfortable and functional layout perfect for families, first-time buyers, or investors. Enjoy a spacious living area that flows seamlessly into the kitchen and dining space, creating a warm and inviting atmosphere for everyday living and entertaining. The primary suite features a private full bath, while the additional bedrooms provide flexibility for guests, a home office, or growing families. Conveniently located near schools, shopping, dining, and major highways, this home offers both comfort and accessibility. Don't miss the opportunity to make this South San Antonio gem your own.

19. 2009-10-28
    soldstatus
20. 2009-10-26
    soldstatus 292-char remark

    Show marketing remark (292 chars)

    Just Remodled home with Berber Carpet and Ceramic Tile. Living Room and Bedrooms have Ceiling Fans. The interior walls have been refinished and freshly painted. Home has a very large mud room and Laundry, that can be used for Storage or a 4th bedroom. The lot extends from one street to next.

21. 2009-10-22
    historical 292-char remark

    Show marketing remark (292 chars)

    Just Remodled home with Berber Carpet and Ceramic Tile. Living Room and Bedrooms have Ceiling Fans. The interior walls have been refinished and freshly painted. Home has a very large mud room and Laundry, that can be used for Storage or a 4th bedroom. The lot extends from one street to next.

22. 2008-04-09
    listed $69,900 292-char remark

    Show marketing remark (292 chars)

    Just Remodled home with Berber Carpet and Ceramic Tile. Living Room and Bedrooms have Ceiling Fans. The interior walls have been refinished and freshly painted. Home has a very large mud room and Laundry, that can be used for Storage or a 4th bedroom. The lot extends from one street to next.

23. 2007-10-03
    soldstatus
24. 2007-10-01
    soldstatus
25. 2007-09-10
    historical
26. 2007-08-08
    listed $49,000

ⓘ 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: $3,660 · $305/mo
• Projected year-2 tax: $3,660 · $305/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: $18,437
• − Mortgage interest: −$8,957
• − Property taxes: −$3,660
• − Insurance: −$800
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,652
• Taxable loss: −$2,581
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $663/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: Harlandale ISD
• NCES district ID: 4822470
• Math proficiency: 20% ▼ -22.00%
• Reading proficiency: 27% ▼ -9.00%
• Median HH income: $33,850
• Composite: 19.25/100
• National rank: #8806
• State rank: #748 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

+246.7% since first listed

9 events — show timeline

• 2026-03-10 Listed $169,900 LERA
• 2009-10-28 Sold (Public Records) — Public Records
• 2009-10-26 Sold (MLS) — LERA
• 2009-10-22 Listing Removed — LERA
• 2008-04-09 Listed $69,900 LERA
• 2007-10-03 Sold (Public Records) — Public Records
• 2007-10-01 Sold (MLS) — LERA
• 2007-09-10 Listing Removed — LERA
• 2007-08-08 Listed $49,000 LERA

Property tax history

+6.1%/yr

Latest (2025): $3,660 · -3.7% YoY. Source: county tax records.