503 Lanark · San Antonio, TX 78218

$105,000

3 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 29 Days on market

Built 1956 8,407 sqft lot $75/sqft · 43% below area Est $185k · 43% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• 1% rule +9.8/10.0
• DSCR +9.2/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received, please submit highest & best offers by Sunday @ 10pm. * Refresh needed with endless potential in a convenient San Antonio location! This 3-bedroom, 2-bath home offers a functional layout and classic hardwood floors, providing a great foundation for your next project. With easy access to major highways, shopping, and dining, the location adds even more value. Bring your vision and transform this property into something special!

Key facts

• Functional layout
• Hardwood floors
• San antonio location

Tags

• SAN ANTONIO LOCATION
• FUNCTIONAL LAYOUT
• HARDWOOD FLOORS
• EASY ACCESS TO HIGHWAYS
• SHOPPING AND DINING

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: North Alamo Heights

Exterior

• Parking: Attached parking
• Utilities: Water: SAWS / City; Sewer: City of San Antonio; Gas: CPS; Electric: CPS; Garbage: City of San Antonio
• Home design: Pre-owned property; Approximate age: 70 years; Slab entry/foundation
• Construction: Built-up/gravel roof; Slab foundation; Asbestos shingle exterior; Approximately 70 years old
• Exterior features: Asbestos shingle exterior; Lot in North Alamo Heights subdivision

Interior

• Kitchen: Eat-in kitchen (12 x 12)
• Bedrooms: Master bedroom on lower level (10 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Wood floors; Linoleum floors
• Bathrooms: Two full bathrooms; Master bath with shower only (5 x 5)
• Heating & cooling: Floor furnace heating; Electric heat; One window air conditioner
• Interior features: Ceiling fans; Chandelier; City garbage service; Some window coverings remain; Eat-in kitchen; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Walzem El (math 21% / reading 27%, grade F, #3,221 of 4,322 statewide, top 75%, 660 students, 89% 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 80% FRL vs 41% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 44% district-wide (-16 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 falling (-5.6%/yr); 131 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1956 — 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 $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.48% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 5.6

CMA / ARV

• ARV (median comp): $184,638
• List price: $105,000
• Delta: -43.13%
• 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
559 Artemis	0.25mi	3/2.0	1,435 (+3%)	6mo	$230,000	$160	75
911 Elkhorn	0.25mi	3/2.0	1,448 (+4%)	8mo	$149,900	$104	72
526 Radiance	0.12mi	3/2.0	1,212 (-13%)	9mo	$189,900	$157	61
410 Blaze	0.26mi	3/2.0	1,229 (-12%)	4mo	$189,900	$155	61
7206 Glendora	0.50mi	4/1.0 (+1)	1,292 (-7%)	3mo	$150,000	$116	57
202 Covina Ave	0.49mi	4/2.5 (+1)	1,492 (+7%)	4mo	$245,000	$164	52
4538 Waikiki	0.65mi	3/2.0	1,524 (+9%)	0mo	$220,000	$144	50
130 Bobby Lou	0.36mi	2/1.0 (-1)	1,188 (-15%)	6mo	$159,500	$134	49
5002 Prince Valiant	0.71mi	4/2.0 (+1)	1,332 (-4%)	4mo	$210,000	$158	47
5003 Round Table	0.72mi	3/2.0	1,521 (+9%)	6mo	$215,900	$142	42
4334 Diamondhead	0.57mi	3/2.0	1,204 (-14%)	10mo	$174,900	$145	38
4411 Bikini Dr	0.70mi	3/2.0	1,212 (-13%)	9mo	$215,000	$177	34

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,336
• Equity at exit: $15,656

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $3,406
• Equity at exit: $9,078

Cash invested: $29,400 (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 78218

• Home prices YoY: -16.1%
• Rents YoY: -5.6%
• Active inventory: 131
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$551
• Tax from tax record: −$350 /mo · $4,198/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $284

Break-even live

Break-even rent $1,195

Max offer price $105,000

Occupancy floor 77%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	16d	1	0.11mi
538 Lanark Dr San Antonio, TX	2.0	1.0	987	$1,295	$1.31	24d	1	0.11mi
143 Huxley Dr San Antonio, TX	3.0	2.0	1290	$2,000	$1.55	24d	1	0.25mi
547 Cicero Ave Unit NA San Antonio, TX	3.0	2.0	1500	$1,525	$1.02	43d	1	0.29mi
343 Blaze Ave San Antonio, TX	3.0	2.0	1438	$1,750	$1.22	16d	1	0.35mi
2355 Austin Hwy Apt 710 San Antonio, TX	2.0	2.0	908	$881	$0.97	3d	1	0.43mi
206 Covina Ave San Antonio, TX	3.0	2.0	1332	$2,000	$1.50	24d	1	0.51mi
4511 Diamondhead Dr San Antonio, TX	4.0	2.5	1829	$2,050	$1.12	7d	1	0.57mi
106 Covina Ave San Antonio, TX	3.0	2.0	1421	$2,000	$1.41	2d	1	0.62mi
4207 Waikiki Dr San Antonio, TX	3.0	2.0	1144	$1,475	$1.29	43d	1	0.70mi
5014 Galahad Dr San Antonio, TX	4.0	2.0	1400	$1,900	$1.36	2d	1	0.73mi
2600 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	951	$1,042	$1.10	3d	1	0.74mi
6347 Kingston Dr San Antonio, TX	3.0	2.0	1672	$1,800	$1.08	4d	1	0.76mi
5031 Lancelot Dr San Antonio, TX	3.0	2.0	1340	$1,395	$1.04	44d	1	0.80mi
4102 Waikiki Dr San Antonio, TX	3.0	1.0	1167	$1,395	$1.20	14d	1	0.81mi
2554 NE Interstate 410 Loop Unit 710 San Antonio, TX	2.0	2.0	988	$1,047	$1.06	3d	1	0.84mi
6810 Glendora Ave Unit 15 San Antonio, TX	2.0	1.0	1000	$865	$0.86	43d	1	0.85mi
4310 Judivan San Antonio, TX	3.0	2.0	1859	$2,300	$1.24	19d	1	0.94mi
5134 Gawain Dr San Antonio, TX	3.0	2.0	1488	$1,750	$1.18	17d	1	1.03mi
2607 NE Interstate 410 Loop San Antonio, TX	3.0	1.0	1200	$1,120	$0.93	43d	1	1.07mi
5202 Gawain Dr San Antonio, TX	2.0	1.0	1100	$1,075	$0.98	11d	1	1.11mi
842 Corinne Dr #21 San Antonio, TX	3.0	2.0	1248	$49,000	$39.26	22d	1	1.12mi
3730 La Sabre Dr San Antonio, TX	4.0	2.0	1434	$1,900	$1.32	43d	1	1.22mi
4431 Myrna Dr San Antonio, TX	2.0	2.0	1186	$1,035	$0.87	15d	1	1.24mi
4811 Village Vw San Antonio, TX	3.0	2.0	1288	$1,450	$1.13	7d	1	1.25mi
5143 Village Lawn San Antonio, TX	3.0	1.5	1008	$1,450	$1.44	22d	1	1.27mi
5306 Gawain Dr Unit 5308 San Antonio, TX	2.0	2.0	912	$1,195	$1.31	43d	1	1.31mi
5308 Gawain Dr San Antonio, TX	2.0	2.0	912	$1,195	$1.31	43d	1	1.31mi
5130 Village Green San Antonio, TX	3.0	1.0	1620	$1,350	$0.83	16d	1	1.31mi
5315 Gawain Dr Unit 710 San Antonio, TX	2.0	2.0	944	$1,081	$1.15	3d	1	1.32mi
5310 Gawain Dr San Antonio, TX	2.0	2.0	912	$1,099	$1.21	24d	1	1.32mi
8731 Tradewind Dr Windcrest, TX	3.0	2.5	1750	$1,350	$0.77	15d	1	1.32mi
5100 Eisenhauer Rd Unit 710 San Antonio, TX	2.0	2.0	1088	$1,204	$1.11	3d	1	1.34mi
3623 Invicta Dr San Antonio, TX	3.0	2.0	1688	$1,695	$1.00	2d	1	1.36mi
1006 Sumner Dr San Antonio, TX	3.0	2.0	1314	$1,697	$1.29	24d	1	1.44mi
8623 Starcrest Dr Unit 710 San Antonio, TX	2.0	2.0	1292	$1,357	$1.05	3d	1	1.44mi
8623 Starcrest Dr Unit P05 San Antonio, TX	2.0	1.0	986	$1,099	$1.11	3d	1	1.44mi
8623 Starcrest Dr Apt X1 San Antonio, TX	2.0	2.0	1453	$1,549	$1.07	3d	1	1.44mi
8623 Starcrest Dr Apt Y8 San Antonio, TX	2.0	2.0	1325	$1,349	$1.02	3d	1	1.44mi
8623 Starcrest Dr Unit X07 San Antonio, TX	2.0	1.0	1082	$1,225	$1.13	15d	1	1.44mi

Listing history 10 events

1. 2026-06-10
   status $105,000 Pending 29 DOM
2. 2026-06-09
   days on market $105,000 Active Option 29 DOM
3. 2026-06-08
   days on market $105,000 Active Option 28 DOM
4. 2026-06-07
   days on market $105,000 Active Option 27 DOM
5. 2026-06-04
   days on market $105,000 Active Option 24 DOM
6. 2026-06-03
   days on market $105,000 Active Option 23 DOM
7. 2026-06-02
   days on market $105,000 Active Option 22 DOM
8. 2026-06-01
   days on market $105,000 Active Option 21 DOM
9. 2026-05-31
   days on market $105,000 Active Option 20 DOM
10. 2026-04-15
    listed $105,000 New 460-char remark

ⓘ 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: $4,198 · $350/mo
• Projected year-2 tax: $4,198 · $350/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: $18,654
• − Mortgage interest: −$5,882
• − Property taxes: −$4,198
• − Insurance: −$525
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$3,055
• Taxable income: $2,010
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,923/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): 39,428
• Household income: $57,285
• Rent vs Own: 51.8% rent · 48.2% own
• Severe rent burden: 2508.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 53% Two or more races 26% White 25% Black 14% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 3%
• Common ancestry: Serbian 2% Italian 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 60% English-only · Spanish 34% Vietnamese 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: ▼ -52.17%
• Current HPI: 271.2807
• Rent YoY: ▼ -5.56%
• 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

3 events — show timeline

• 2026-06-09 Pending — LERA
• 2026-05-24 Contingent — LERA
• 2026-04-15 Listed $105,000 LERA

Property tax history

+7.6%/yr

Latest (2025): $4,198 · +3.6% YoY. Source: county tax records.