4503 Guadalajara · San Antonio, TX 78233

$155,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 83 Days on market

Built 1971 6,054 sqft lot $170/sqft · 27% below area Est $213k · 27% under

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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
• Cash flow +8.9/30.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Sierra North! This charming single-story home offers an efficient layout with no wasted space. Priced competitively, it provides the perfect opportunity for a new owner to add personal touches and minor improvements. The home features 3 spacious bedrooms, an open-concept floor plan, and an updated kitchen with ample cabinet space, granite countertops, modern cabinetry, gas cooking, and stainless steel appliances. A new HVAC unit and new water heater have already been installed, and the roof is newer as well. The seller is offering the property as-is, which is reflected in the price. Enjoy a sizeable backyard and a great overall layout-ideal for an investment property or a first-time homebuyer. Conveniently located near shopping, dining, and top-rated NEISD schools.

Key facts

• Modern cabinetry
• Updated kitchen
• Ample cabinet space

Tags

• EFFICIENT LAYOUT
• OPEN-CONCEPT FLOOR PLAN
• UPDATED KITCHEN
• AMPLE CABINET SPACE
• GRANITE COUNTERTOPS
• MODERN CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (11.7% below list).
• Recommended offer: $133k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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: crime F.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: El Dorado El (math 22% / reading 30%, grade F, #2,954 of 4,322 statewide, top 69%, 552 students, 83% FRL); Krueger Middle (math 37% / reading 34%, grade F, #827 of 1,662 statewide, top 51%, 813 students, 77% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 77% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 44% district-wide (-13 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• 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 83 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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 2.6% of price.
• 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 $132,749 (14.4% 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 83 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — 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. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 9.4

CMA / ARV

• ARV (median comp): $213,066
• List price: $155,000
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4506 Amistad	0.56mi	3/1.0	873 (-4%)	4mo	$187,900	$215	64
4710 Casa Espana St	0.37mi	3/1.0	984 (+8%)	12mo	$135,000	$137	60
12823 Bell	0.65mi	3/1.0	912 (0%)	12mo	$95,000	$104	60
11322 Chapala Way	0.62mi	3/1.5	901 (-1%)	11mo	$120,000	$133	58
4751 Casa Bello	0.44mi	3/1.5	1,023 (+12%)	5mo	$197,500	$193	53
4318 Avenida Prima	0.25mi	3/2.0	1,033 (+13%)	12mo	$217,000	$210	52
4631 Avenida Prima St	0.52mi	3/1.0	864 (-5%)	22mo	$182,500	$211	49
11418 Chapala Way	0.62mi	3/1.0	1,008 (+10%)	9mo	$174,900	$174	46
11410 Chapala Way	0.62mi	3/1.5	1,010 (+11%)	12mo	$185,000	$183	41
4722 Casa Oro St	0.37mi	4/2.0 (+1)	1,038 (+14%)	16mo	$182,500	$176	38
13403 Pebble Cir	0.68mi	2/1.5 (-1)	1,032 (+13%)	22mo	$225,000	$218	21

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.15×
• Total profit: $-37,047
• Equity at exit: $23,111

10-year hold

• IRR: -39.5%
• Equity multiple: -0.33×
• Total profit: $-57,671
• Equity at exit: $13,402

Cash invested: $43,400 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$813
• Tax from tax record: −$330 /mo · $3,961/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-126

Break-even live

Break-even rent $1,528

Max offer price $132,749

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-82	+0% $-126	+5% $-170	+10% $-214
Rent	-10% $-234	-5% $-180	+0% $-126	+5% $-72	+10% $-18
Rate	-1.0pp $-48	-0.5pp $-87	base $-126	+0.5pp $-166	+1.0pp $-207

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4306 Limpio St San Antonio, TX	3.0	1.0	976	$1,195	$1.22	16d	1	0.17mi
12236 La Barca Dr San Antonio, TX	3.0	1.0	900	$1,275	$1.42	16d	1	0.18mi
11906 Las Vegas St San Antonio, TX	3.0	1.0	976	$1,195	$1.22	4d	1	0.20mi
12610 Uhr Ln #335 San Antonio, TX	2.0	1.5	902	$1,195	$1.32	45d	1	0.40mi
12133 El Sendero St San Antonio, TX	2.0	1.5	1100	$1,375	$1.25	45d	1	0.40mi
11607 Capotillo St Unit 4 San Antonio, TX	2.0	1.5	968	$1,020	$1.05	18d	1	0.40mi
11235 Terra Loop Rd San Antonio, TX	2.0	2.0	982	$1,225	$1.25	25d	1	0.47mi
4620 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	717	$1,205	$1.68	9d	19	0.48mi
11211 Terra Loop Rd San Antonio, TX	2.0	2.0	982	$1,225	$1.25	25d	1	0.48mi
11207 Terra Loop Rd San Antonio, TX	2.0	2.0	980	$1,225	$1.25	23d	1	0.49mi
12660 Uhr Ln Apt 710 San Antonio, TX	2.0	2.0	976	$939	$0.96	0d	1	0.49mi
4827 Casa Grande St San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	9d	1	0.52mi
4409 Terra Summit Rd San Antonio, TX	2.0	2.0	982	$1,195	$1.22	45d	1	0.52mi
12614 Cisco Blvd San Antonio, TX	2.0	1.0	864	$1,250	$1.45	25d	1	0.52mi
12707 Skyline Blvd San Antonio, TX	2.0	1.0	926	$1,300	$1.40	45d	1	0.53mi
11206 Center Point Rd San Antonio, TX	2.0	2.0	1000	$1,225	$1.23	23d	1	0.57mi
11823 Casa Alto St San Antonio, TX	3.0	1.0	968	$1,340	$1.38	0d	1	0.62mi
12635 Scarsdale St San Antonio, TX	1.0–2.0	1.0–2.0	900	$1,540	$1.71	0d	19	0.75mi
4711 Erin Blvd San Antonio, TX	2.0	1.0	840	$1,350	$1.61	25d	1	0.79mi
4707 Erin Blvd San Antonio, TX	3.0	2.0	800	$1,500	$1.88	25d	1	0.79mi
4623 Erin Blvd San Antonio, TX	2.0	1.0	1056	$1,350	$1.28	25d	1	0.81mi
4031 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	837	$1,065	$1.27	0d	59	0.87mi
5411 Encanta St San Antonio, TX	3.0	1.5	1053	$1,435	$1.36	45d	1	0.91mi
10527 Perrin Beitel Rd San Antonio, TX	1.0–2.0	1.0–2.0	899	$1,200	$1.33	0d	2	0.99mi
13031 Park Xing San Antonio, TX	1.0–3.0	1.0–2.5	1070	$2,051	$1.92	0d	22	1.02mi
5206 Wurzbach Pkwy Unit 710 San Antonio, TX	2.0	2.0	1024	$1,545	$1.51	0d	1	1.11mi
3919 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	778	$1,185	$1.52	0d	42	1.15mi
3787 Perrin Central Blvd Apt 710 San Antonio, TX	2.0	2.0	892	$961	$1.08	0d	1	1.15mi
13538 Bret Harte St San Antonio, TX	3.0	2.0	967	$1,600	$1.65	25d	1	1.19mi
13538 Bret Harte St San Antonio, TX	3.0	2.0	967	$1,600	$1.65	45d	1	1.19mi
4910 Tennyson Dr San Antonio, TX	3.0	1.5	962	$1,395	$1.45	5d	1	1.20mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,769	$1.88	45d	38	1.21mi
3800 Perrin Central Blvd San Antonio, TX	1.0–3.0	1.0–2.0	940	$1,789	$1.90	25d	35	1.21mi
3800 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	742	$913	$1.23	0d	1	1.21mi
3902 Perrin Central Blvd Unit 710 San Antonio, TX	2.0	2.0	976	$940	$0.96	23d	1	1.23mi
3902 Perrin Central Blvd San Antonio, TX	1.0–2.0	1.0–2.0	777	$1,424	$1.83	0d	29	1.25mi
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	6d	1	1.31mi
4530 Longvale Dr San Antonio, TX	3.0	1.0	1000	$1,375	$1.38	16d	1	1.32mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	25d	1	1.34mi
4518 Clear Spring Dr San Antonio, TX	3.0	1.0	864	$1,275	$1.48	16d	1	1.37mi

Listing history 42 events

1. 2026-06-21
   days on market $155,000 Active 83 DOM
2. 2026-06-18
   days on market $155,000 Active 80 DOM
3. 2026-06-17
   days on market $155,000 Active 79 DOM
4. 2026-06-16
   days on market $155,000 Active 78 DOM
5. 2026-06-13
   days on market $155,000 Active 75 DOM
6. 2026-06-13
   days on market $155,000 Active 74 DOM
7. 2026-06-09
   days on market $155,000 Active 71 DOM
8. 2026-06-08
   days on market $155,000 Active 70 DOM
9. 2026-06-07
   days on market $155,000 Active 69 DOM
10. 2026-06-04
    days on market $155,000 Active 66 DOM
11. 2026-06-03
    days on market $155,000 Active 65 DOM
12. 2026-06-02
    days on market $155,000 Active 64 DOM
13. 2026-06-01
    days on market $155,000 Active 63 DOM
14. 2026-05-31
    days on market $155,000 Active 62 DOM
15. 2026-03-30
    listed $155,000 New 798-char remark

    Show marketing remark (798 chars)

    Great opportunity in Sierra North! This charming single-story home offers an efficient layout with no wasted space. Priced competitively, it provides the perfect opportunity for a new owner to add personal touches and minor improvements. The home features 3 spacious bedrooms, an open-concept floor plan, and an updated kitchen with ample cabinet space, granite countertops, modern cabinetry, gas cooking, and stainless steel appliances. A new HVAC unit and new water heater have already been installed, and the roof is newer as well. The seller is offering the property as-is, which is reflected in the price. Enjoy a sizeable backyard and a great overall layout-ideal for an investment property or a first-time homebuyer. Conveniently located near shopping, dining, and top-rated NEISD schools.

16. 2023-07-03
    historical
17. 2023-06-23
    price $164,900
18. 2023-06-14
    price $174,900
19. 2023-06-13
    status Back on Market
20. 2023-06-02
    historical Active Option
21. 2023-06-01
    status Back on Market
22. 2023-05-22
    status Pending
23. 2023-05-18
    historical Active Option
24. 2023-05-13
    price $180,000
25. 2023-04-17
    status Back on Market
26. 2023-04-10
    historical Active Option
27. 2023-03-27
    price $189,000
28. 2023-03-06
    status Back on Market
29. 2023-03-03
    historical
30. 2023-02-19
    status Back on Market
31. 2023-02-09
    historical
32. 2023-02-03
    listed $199,000 New
33. 2021-11-19
    soldstatus
34. 2021-11-16
    soldstatus Sold
35. 2021-10-26
    historical Active Option
36. 2021-10-14
    listed $155,000 New
37. 2020-11-17
    soldstatus
38. 2020-11-16
    soldstatus Sold
39. 2020-10-18
    status Pending
40. 2020-10-09
    historical Active Option
41. 2020-10-02
    listed $147,000 New
42. 1988-08-01
    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: $3,961 · $330/mo
• Projected year-2 tax: $3,961 · $330/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,429
• − Mortgage interest: −$8,682
• − Property taxes: −$3,961
• − Insurance: −$775
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,509
• Taxable loss: −$4,128
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $-521/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 1% Other Asian/Pacific 1%

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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

+5.4% since first listed

28 events — show timeline

• 2026-03-30 Listed $155,000 LERA
• 2023-07-03 Listing Removed — LERA
• 2023-06-23 Price Changed $164,900 LERA
• 2023-06-14 Price Changed $174,900 LERA
• 2023-06-13 Relisted — LERA
• 2023-06-02 Contingent — LERA
• 2023-06-01 Relisted — LERA
• 2023-05-22 Pending — LERA
• 2023-05-18 Contingent — LERA
• 2023-05-13 Price Changed $180,000 LERA
• 2023-04-17 Relisted — LERA
• 2023-04-10 Contingent — LERA
• 2023-03-27 Price Changed $189,000 LERA
• 2023-03-06 Relisted — LERA
• 2023-03-03 Listing Removed — LERA
• 2023-02-19 Relisted — LERA
• 2023-02-09 Listing Removed — LERA
• 2023-02-03 Listed $199,000 LERA
• 2021-11-19 Sold (Public Records) — Public Records
• 2021-11-16 Sold (MLS) — LERA
• 2021-10-26 Contingent — LERA
• 2021-10-14 Listed $155,000 LERA
• 2020-11-17 Sold (Public Records) — Public Records
• 2020-11-16 Sold (MLS) — LERA
• 2020-10-18 Pending — LERA
• 2020-10-09 Contingent — LERA
• 2020-10-02 Listed $147,000 LERA
• 1988-08-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $3,961 · +0.9% YoY. Source: county tax records.