617 Dawson · San Antonio, TX 78202

$250,000

3 bd · 2.0 ba · 2,398 sqft · SingleFamily public records · 328 Days on market

Built 1930 9,321 sqft lot $104/sqft · 36% below area Est $388k · 36% under ↓ 17% since listing

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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
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Rent growth +4.5/5.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.4/10.0

Listing remarks MLS

Multi-family opportunity in historic Dignowity Hill-just one block from Dignowity/Lockwood Park. Zoned RM-4, this property is currently configured as a 4-plex (two units up, two down) but has undergone previous renovations that created a communal kitchen setup, making it less traditionally laid out as private residences. It's in poor condition and will require a full renovation, but it offers strong potential for those looking to restore or reimagine a classic structure in one of San Antonio's most established neighborhoods. Easy access via Booker Alley creates more flexible development opportunities. Just around the corner from Dignowity/Lockwood Park with a basketball pavilion and walking trails, 0.6 miles to Fairchild Park with tennis and pickleball courts, a pool, and a playground, and 0.5 miles to the brand-new Dawson Park with a skate park and more.

Key facts

• Basketball pavilion
• Zoned rm-4
• Walking trails

Tags

• MULTI FAMILY OPPORTUNITY
• HISTORIC DIGNOWITY HILL
• ZONED RM-4
• CONFIGURED AS A 4-PLEX
• WALKING TRAILS
• BASKETBALL PAVILION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.2% below list).
• Recommended offer: $211k (15.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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 (+8.2%/yr); 196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $2,294/mo this rent would consume 58% 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: property tax is 3.0% of price; 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 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,796 (15.7% 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 328 days. Have you received any prior offers? Is the seller open to a 16% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.92% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 9.1

CMA / ARV

• ARV (median comp): $388,213
• List price: $250,000
• Delta: -35.60%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Potomac	0.32mi	3/2.5	2,350 (-2%)	22mo	$579,000	$246	61
1002 Lamar St	0.61mi	3/3.5	2,461 (+3%)	13mo	$499,500	$203	50
1018 Wyoming	0.67mi	3/2.5	2,112 (-12%)	1mo	$420,000	$199	46
222 S Olive St #2102	0.62mi	3/3.5	2,073 (-14%)	12mo	$740,000	$357	32
222 S Olive St #2101	0.62mi	3/3.5	2,073 (-14%)	16mo	$735,000	$355	29
1118 Wyoming St	0.68mi	3/3.0	2,040 (-15%)	12mo	$269,900	$132	29
222 S Olive St #1102	0.62mi	3/3.5	2,073 (-14%)	17mo	$725,000	$350	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.92×
• Total profit: $134,368
• Equity at exit: $225,220

10-year hold

• IRR: 22.4%
• Equity multiple: 7.25×
• Total profit: $437,281
• Equity at exit: $485,695

Cash invested: $70,000 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$619 /mo · $7,427/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-222

Break-even live

Break-even rent $2,575

Max offer price $210,796

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 N Mesquite St San Antonio, TX	3.0	2.5	1925	$1,750	$0.91	12d	1	0.09mi
515 Nolan St San Antonio, TX	4.0	2.0	1928	$3,500	$1.82	44d	1	0.11mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	44d	1	0.36mi
1010 Burnet St San Antonio, TX	3.0	2.5	1886	$1,995	$1.06	4d	1	0.37mi
204 S Hackberry St Unit 204-A S Hackberry San Antonio, TX	4.0	2.0	2658	$1,550	$0.58	44d	1	0.55mi
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	11d	1	0.56mi
222 S Olive St San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	44d	1	0.65mi
222 S Olive St #1102 San Antonio, TX	3.0	3.5	2073	$2,500	$1.21	44d	1	0.65mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	44d	1	0.66mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	24d	1	0.70mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	24d	1	0.73mi
222 Losoya St Unit 202 San Antonio, TX	2.0	2.0	2000	$3,500	$1.75	44d	1	0.87mi
222 Losoya St Unit 201 San Antonio, TX	2.0	2.0	1750	$2,500	$1.43	44d	1	0.87mi
1607 N Pine St San Antonio, TX	4.0	3.0	2034	$2,995	$1.47	44d	1	0.87mi
2306 E Houston St Unit 1328945P San Antonio, TX	3.0–4.0	2.0	4095	$2,417	$0.59	4d	2	0.94mi
422 Gulf San Antonio, TX	2.0	1.0	3196	$1,075	$0.34	24d	1	0.96mi
1707 Dawson St Unit 1101 San Antonio, TX	2.0	1.5	1884	$1,000	$0.53	44d	1	0.98mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	24d	1	0.99mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	24d	1	0.99mi
330 E Carson St Apt 2301 San Antonio, TX	4.0	3.0	2087	$2,835	$1.36	24d	1	0.99mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	20d	1	0.99mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	44d	1	1.00mi
222 E Houston St San Antonio, TX	1.0–2.0	1.0–2.0	1187	$2,350	$1.98	20d	1	1.01mi
326 Cactus St San Antonio, TX	3.0	2.5	2059	$2,500	$1.21	24d	1	1.01mi
114 Gravel St San Antonio, TX	4.0	3.5	1936	$2,095	$1.08	4d	1	1.02mi
507 S Palmetto San Antonio, TX	3.0	2.5	2720	$1,230	$0.45	3d	1	1.02mi
201 E Carson St Unit 1 San Antonio, TX	2.0	2.0	1854	$2,250	$1.21	24d	1	1.02mi
707 S Olive St Unit B San Antonio, TX	3.0	2.0	2054	$1,500	$0.73	44d	1	1.06mi
1800 Broadway St San Antonio, TX	2.0	1.0–2.5	1100	$2,734	$2.49	2d	41	1.08mi
143 E Commerce St San Antonio, TX	1.0–3.0	1.0–3.5	1442	$10,245	$7.10	2d	15	1.10mi
630 E Carson St San Antonio, TX	4.0	4.0	3092	$3,695	$1.20	4d	1	1.11mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	4d	1	1.14mi
808 E Carson St #101 San Antonio, TX	3.0	2.5	1790	$2,850	$1.59	44d	1	1.15mi
808 E Carson #102 San Antonio, TX	3.0	2.5	1883	$2,900	$1.54	44d	1	1.15mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	16d	1	1.18mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	2d	101	1.19mi
1136 E Euclid Ave San Antonio, TX	3.0	2.5	1635	$3,200	$1.96	4d	1	1.23mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	1.24mi
612 Leigh St San Antonio, TX	4.0	3.0	2357	$4,000	$1.70	44d	1	1.25mi
1817 N Saint Marys St #102 San Antonio, TX	3.0	2.5	1865	$2,850	$1.53	44d	1	1.26mi

Listing history 18 events

1. 2026-06-15
   days on market $250,000 Active 328 DOM
2. 2026-06-13
   days on market $250,000 Active 326 DOM
3. 2026-06-09
   days on market $250,000 Active 322 DOM
4. 2026-06-08
   days on market $250,000 Active 321 DOM
5. 2026-06-07
   days on market $250,000 Active 320 DOM
6. 2026-06-04
   days on market $250,000 Active 317 DOM
7. 2026-06-03
   days on market $250,000 Active 316 DOM
8. 2026-06-02
   days on market $250,000 Active 315 DOM
9. 2026-06-01
   days on market $250,000 Active 314 DOM
10. 2026-05-31
    days on market $250,000 Active 313 DOM
11. 2025-07-22
    listed $250,000 New 867-char remark

    Show marketing remark (867 chars)

    Multi-family opportunity in historic Dignowity Hill-just one block from Dignowity/Lockwood Park. Zoned RM-4, this property is currently configured as a 4-plex (two units up, two down) but has undergone previous renovations that created a communal kitchen setup, making it less traditionally laid out as private residences. It's in poor condition and will require a full renovation, but it offers strong potential for those looking to restore or reimagine a classic structure in one of San Antonio's most established neighborhoods. Easy access via Booker Alley creates more flexible development opportunities. Just around the corner from Dignowity/Lockwood Park with a basketball pavilion and walking trails, 0.6 miles to Fairchild Park with tennis and pickleball courts, a pool, and a playground, and 0.5 miles to the brand-new Dawson Park with a skate park and more.

12. 2025-07-22
    historical

    Show marketing remark (867 chars)

    Multi-family opportunity in historic Dignowity Hill-just one block from Dignowity/Lockwood Park. Zoned RM-4, this property is currently configured as a 4-plex (two units up, two down) but has undergone previous renovations that created a communal kitchen setup, making it less traditionally laid out as private residences. It's in poor condition and will require a full renovation, but it offers strong potential for those looking to restore or reimagine a classic structure in one of San Antonio's most established neighborhoods. Easy access via Booker Alley creates more flexible development opportunities. Just around the corner from Dignowity/Lockwood Park with a basketball pavilion and walking trails, 0.6 miles to Fairchild Park with tennis and pickleball courts, a pool, and a playground, and 0.5 miles to the brand-new Dawson Park with a skate park and more.

13. 2024-07-17
    listed $350,000 New
14. 2023-12-15
    soldstatus Sold
15. 2023-12-15
    soldstatus
16. 2023-11-22
    status Pending
17. 2023-11-08
    historical Active Option
18. 2023-05-18
    listed $299,900 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: $7,427 · $619/mo
• Projected year-2 tax: $7,427 · $619/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: $27,527
• − Mortgage interest: −$14,004
• − Property taxes: −$7,427
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − Depreciation: −$7,273
• Taxable loss: −$6,831
• Est. tax savings @ 24.0%: +$1,639
• After-tax cash flow: $-1,024/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

-16.6% since first listed

8 events — show timeline

• 2025-07-22 Listing Removed — LERA
• 2025-07-22 Listed $250,000 LERA
• 2024-07-17 Listed $350,000 LERA
• 2023-12-15 Sold (MLS) — LERA
• 2023-12-15 Sold (Public Records) — Public Records
• 2023-11-22 Pending — LERA
• 2023-11-08 Contingent — LERA
• 2023-05-18 Listed $299,900 LERA

Property tax history

+14.0%/yr

Latest (2025): $7,427 · -3.4% YoY. Source: county tax records.