219 Melrose · San Antonio, TX 78212-1933

$70,000

1 bd · 1.0 ba · 630 sqft · SingleFamily public records · 11 Days on market

Built 1950 6,969 sqft lot ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 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

Lot is .16 acre and is an excellent opportunity for development. Please do NOT enter dwelling!

Key facts

• Storage building
• Small cottage
• 6,969 sq ft lot

Tags

• SMALL COTTAGE
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 11.7% 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: 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.
• Zoned schools: Edison H S (math 14% / reading 24%, grade F, #1,431 of 1,632 statewide, top 88%, 1,329 students, 90% FRL).
• Market conditions: 1 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).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 1950 — 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 $70,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.8%
• Equity multiple: 2.46×
• Total profit: $28,650
• Equity at exit: $31,475

10-year hold

• IRR: 26.5%
• Equity multiple: 4.76×
• Total profit: $73,710
• Equity at exit: $48,507

Cash invested: $19,600 (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 78212-1933

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,014 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $317

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $366	-5% $341	+0% $317	+5% $293	+10% $269
Rent	-10% $237	-5% $277	+0% $317	+5% $357	+10% $397
Rate	-1.0pp $352	-0.5pp $335	base $317	+0.5pp $299	+1.0pp $281

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Melrose Pl San Antonio, TX	3.0	1.0–2.5	1230	$1,220	$0.99	4d	22	0.14mi
130 W Norwood Ct Unit 3 San Antonio, TX	2.0	1.0	729	$1,295	$1.78	44d	1	0.16mi
137 E Norwood Ct Unit 8 San Antonio, TX	1.0	1.0	450	$825	$1.83	24d	1	0.19mi
137 E Norwood Ct Unit 8 San Antonio, TX	1.0	1.0	450	$825	$1.83	22d	1	0.19mi
401 Dora St Unit 2 San Antonio, TX	1.0	1.0	494	$950	$1.92	24d	1	0.35mi
203 E Rosewood Ave San Antonio, TX	1.0	1.0	395	$950	$2.41	24d	1	0.37mi
218 E Rosewood Ave Unit 3 San Antonio, TX	1.0	1.0	750	$1,025	$1.37	24d	1	0.43mi
1045 Shook Ave San Antonio, TX	1.0	1.0	530	$944	$1.78	5d	2	0.47mi
403 W Hollywood Ave Unit 1 San Antonio, TX	1.0	1.0	600	$1,200	$2.00	3d	1	0.48mi
311 E Rosewood Ave Unit 311-R 103 San Antonio, TX	1.0	1.0	426	$750	$1.76	44d	1	0.52mi
401 W Lynwood Ave Apt 2 San Antonio, TX	1.0	1.0	750	$1,000	$1.33	44d	1	0.53mi
526 W Lynwood Ave San Antonio, TX	1.0	1.0	560	$950	$1.70	24d	1	0.65mi
808 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,024	$1.37	5d	1	0.70mi
810 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,049	$1.40	24d	1	0.70mi
815 W Olmos Dr Unit 815 San Antonio, TX	2.0	1.0	750	$850	$1.13	44d	1	0.71mi
2551 San Pedro Ave Unit 209 San Antonio, TX	1.0	1.0	662	$895	$1.35	12d	1	0.77mi
2551 San Pedro Ave Unit 209 San Antonio, TX	1.0	1.0	662	$895	$1.35	5d	1	0.77mi
614 Fulton Ave #2 San Antonio, TX	1.0	1.0	700	$999	$1.43	44d	1	0.78mi
905 W Lynwood Ave #3 San Antonio, TX	1.0	1.0	476	$695	$1.46	44d	1	0.91mi
643 W Summit Ave Unit 12 San Antonio, TX	1.0	1.0	549	$675	$1.23	44d	1	0.94mi
230 E Mulberry Ave Unit 2 San Antonio, TX	2.0	1.0	600	$825	$1.38	21d	1	0.96mi
402 W Mulberry Ave San Antonio, TX	—	1.0	400	$595	$1.49	44d	1	0.97mi
205 E Huisache Ave San Antonio, TX	1.0	1.0	692	$825	$1.19	5d	3	0.98mi
201 E Huisache Ave San Antonio, TX	—	1.0	500	$849	$1.70	15d	4	0.99mi
203 W Magnolia Ave Unit 1496379P San Antonio, TX	1.0	1.0	548	$1,873	$3.42	3d	1	1.03mi
226 E Huisache Ave Unit 101 San Antonio, TX	2.0	1.0	675	$1,300	$1.93	24d	1	1.03mi
226 E Huisache Ave Unit 101 San Antonio, TX	2.0	1.0	675	$1,300	$1.93	44d	1	1.03mi
323 Carleton Ct Unit 5 San Antonio, TX	1.0	1.0	510	$950	$1.86	24d	1	1.04mi
1039 Edison Dr Unit 2 (backhouse) San Antonio, TX	1.0	1.0	600	$850	$1.42	17d	1	1.04mi
128 W Magnolia Ave Apt 8 San Antonio, TX	1.0	1.0	750	$1,095	$1.46	44d	1	1.06mi
128 W Magnolia Ave Unit 3 San Antonio, TX	1.0	1.0	750	$950	$1.27	44d	1	1.06mi
128 E Magnolia Ave Unit 3 San Antonio, TX	1.0	1.0	750	$950	$1.27	44d	1	1.07mi
1417 E Olmos Dr San Antonio, TX	2.0	1.0	640	$1,075	$1.68	5d	1	1.11mi
143 E Woodlawn Ave San Antonio, TX	1.0	1.0	650	$1,350	$2.08	24d	1	1.17mi
331 E Mistletoe Unit 201 San Antonio, TX	1.0	1.0	700	$1,100	$1.57	5d	1	1.17mi
3518 Grant Ave Unit 223 San Antonio, TX	1.0	1.0	545	$630	$1.16	13d	1	1.19mi
3518 Grant Ave Unit 321 San Antonio, TX	1.0	1.0	545	$630	$1.16	44d	1	1.19mi
423 W Woodlawn Ave #2 San Antonio, TX	1.0	1.0	700	$1,175	$1.68	44d	1	1.20mi
326 E Mistletoe Unit 3 San Antonio, TX	1.0	1.0	712	$1,495	$2.10	44d	1	1.21mi
110 E Craig Pl Apt 3 San Antonio, TX	1.0	1.0	680	$2,000	$2.94	44d	1	1.26mi

Listing history 8 events

1. 2026-06-19
   status $70,000 Pending 11 DOM
2. 2026-06-18
   days on market $70,000 Back on Market 11 DOM
3. 2026-06-17
   status $70,000 Back on Market 10 DOM
4. 2026-03-23
   status Pending
5. 2026-03-13
   listed $70,000 New
6. 2008-06-23
   soldstatus 95-char remark

   Show marketing remark (95 chars)

   Lot is .16 acre and is an excellent opportunity for development. Please do NOT enter dwelling!

7. 2008-06-23
   soldstatus

   Show marketing remark (95 chars)

   Lot is .16 acre and is an excellent opportunity for development. Please do NOT enter dwelling!

8. 2007-09-01
   listed $79,500 95-char remark

   Show marketing remark (95 chars)

   Lot is .16 acre and is an excellent opportunity for development. Please do NOT enter dwelling!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,166
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,036
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,119/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-11.9% since first listed

5 events — show timeline

• 2026-03-23 Pending — LERA
• 2026-03-13 Listed $70,000 LERA
• 2008-06-23 Sold (MLS) — LERA
• 2008-06-23 Sold (Public Records) — Public Records
• 2007-09-01 Listed $79,500 LERA

Property tax history

+6.2%/yr

Latest (2025): $5,716 · +9.4% YoY. Source: county tax records.