315 N Richter · San Antonio, TX 78207

$155,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 289 Days on market

Built 1940 3,702 sqft lot $104/sqft · 26% below area Est $209k · 26% under ↓ 6% 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 +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This spacious 4 bed, 2 bath home was previously a duplex and has been converted into a single-family residence. Offering flexibility and serious investment potential. Whether you keep it as a large rental home or explore reconverting it, the options are wide open. Located minutes from Our Lady of the Lake, St. Mary's, and UTSA Downtown. Prime area for long-term or short-term rentals. Don't miss this chance to add a high-potential property to your portfolio!

Key facts

• 3,702 sq ft lot
• Built 1940
• Listed 288 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• 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 (+7.7%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,613/mo this rent would consume 60% of the median local household income ($32k/yr) (locally 2789% 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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 1940 — 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.04% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.0

CMA / ARV

• ARV (median comp): $209,405
• List price: $155,000
• Delta: -25.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 W Houston	0.51mi	3/2.0	1,424 (-4%)	1mo	$229,900	$161	69
1614 W Martin	0.10mi	3/1.0	1,276 (-14%)	1mo	$129,900	$102	67
609 Ruiz St	0.43mi	3/1.5	1,628 (+10%)	9mo	$70,000	$43	54
2706 W W Cesar E Chavez Blvd	0.61mi	4/2.0 (+1)	1,504 (+1%)	17mo	$150,000	$100	50
616 Marshall St	0.67mi	2/2.0 (-1)	1,604 (+8%)	7mo	$349,000	$218	44
1111 Perez St	0.45mi	4/2.0 (+1)	1,312 (-12%)	14mo	$175,000	$133	43
2406 W Martin St	0.56mi	3/1.0	1,326 (-11%)	14mo	$114,900	$87	40

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 3.32×
• Total profit: $100,660
• Equity at exit: $139,636

10-year hold

• IRR: 26.6%
• Equity multiple: 8.14×
• Total profit: $309,888
• Equity at exit: $301,131

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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 165
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$813
• Tax from tax record: −$269 /mo · $3,229/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $128

Break-even live

Break-even rent $1,451

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $215	-5% $172	+0% $128	+5% $84	+10% $40
Rent	-10% $0	-5% $64	+0% $128	+5% $191	+10% $255
Rate	-1.0pp $206	-0.5pp $167	base $128	+0.5pp $87	+1.0pp $47

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
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	0.31mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	44d	1	0.33mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	18d	1	0.34mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	0.35mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.60mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	0.60mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	44d	1	0.63mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.68mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.68mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	0.69mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	0.70mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	25d	1	0.72mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	0.75mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	18d	2	0.75mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	3d	2	0.75mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	2d	39	0.77mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	44d	1	0.78mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	0.78mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	44d	1	0.78mi
1339 N Flores St Unit 107 San Antonio, TX	2.0	2.0	1580	$2,375	$1.50	44d	1	0.79mi
3610 Palmwood Ter San Antonio, TX	4.0	2.0	1634	$1,799	$1.10	44d	1	0.79mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	2d	85	0.82mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	44d	1	0.84mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	2d	32	0.89mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	0.90mi
939 S Frio St Unit 3294 San Antonio, TX	3.0	2.0	1737	$2,277	$1.31	4d	1	0.91mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	4d	1	0.91mi
314 Maryland Unit 202 #202 San Antonio, TX	2.0	2.5	1065	$1,475	$1.38	44d	1	0.97mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.97mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	2d	101	0.99mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	0.99mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	25d	1	1.03mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	2d	15	1.07mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	1.07mi
610 W Market St Unit 2915 San Antonio, TX	2.0	2.0	1497	$3,800	$2.54	25d	1	1.09mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	1.09mi
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	44d	1	1.11mi
143 E Commerce St San Antonio, TX	1.0–3.0	1.0–3.5	1442	$10,245	$7.10	2d	15	1.12mi
323 Howard St Unit 323 San Antonio, TX	3.0	3.5	1560	$2,250	$1.44	44d	1	1.12mi
214 Dwyer Ave San Antonio, TX	2.0	2.0	1062	$1,570	$1.48	44d	1	1.13mi

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 289 DOM
2. 2026-06-18
   days on market $155,000 Active 286 DOM
3. 2026-06-17
   days on market $155,000 Active 285 DOM
4. 2026-06-16
   days on market $155,000 Active 284 DOM
5. 2026-06-15
   days on market $155,000 Active 283 DOM
6. 2026-06-13
   days on market $155,000 Active 281 DOM
7. 2026-06-09
   days on market $155,000 Active 277 DOM
8. 2026-06-08
   days on market $155,000 Active 276 DOM
9. 2026-06-07
   days on market $155,000 Active 275 DOM
10. 2026-06-04
    days on market $155,000 Active 272 DOM
11. 2026-06-03
    days on market $155,000 Active 271 DOM
12. 2026-06-02
    days on market $155,000 Active 270 DOM
13. 2026-06-01
    days on market $155,000 Active 269 DOM
14. 2026-05-31
    days on market $155,000 Active 268 DOM
15. 2026-01-09
    status Back on Market 461-char remark

    Show marketing remark (461 chars)

    This spacious 4 bed, 2 bath home was previously a duplex and has been converted into a single-family residence. Offering flexibility and serious investment potential. Whether you keep it as a large rental home or explore reconverting it, the options are wide open. Located minutes from Our Lady of the Lake, St. Mary's, and UTSA Downtown. Prime area for long-term or short-term rentals. Don't miss this chance to add a high-potential property to your portfolio!

16. 2026-01-07
    historical 461-char remark

    Show marketing remark (461 chars)

    This spacious 4 bed, 2 bath home was previously a duplex and has been converted into a single-family residence. Offering flexibility and serious investment potential. Whether you keep it as a large rental home or explore reconverting it, the options are wide open. Located minutes from Our Lady of the Lake, St. Mary's, and UTSA Downtown. Prime area for long-term or short-term rentals. Don't miss this chance to add a high-potential property to your portfolio!

17. 2025-10-17
    price $155,000 461-char remark

    Show marketing remark (461 chars)

    This spacious 4 bed, 2 bath home was previously a duplex and has been converted into a single-family residence. Offering flexibility and serious investment potential. Whether you keep it as a large rental home or explore reconverting it, the options are wide open. Located minutes from Our Lady of the Lake, St. Mary's, and UTSA Downtown. Prime area for long-term or short-term rentals. Don't miss this chance to add a high-potential property to your portfolio!

18. 2025-07-14
    soldstatus
19. 2025-07-07
    listed $165,000 New 461-char remark

    Show marketing remark (461 chars)

    This spacious 4 bed, 2 bath home was previously a duplex and has been converted into a single-family residence. Offering flexibility and serious investment potential. Whether you keep it as a large rental home or explore reconverting it, the options are wide open. Located minutes from Our Lady of the Lake, St. Mary's, and UTSA Downtown. Prime area for long-term or short-term rentals. Don't miss this chance to add a high-potential property to your portfolio!

ⓘ 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: $3,229 · $269/mo
• Projected year-2 tax: $3,229 · $269/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 6/10 Major 77% 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: $19,354
• − Mortgage interest: −$8,682
• − Property taxes: −$3,229
• − Insurance: −$775
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$4,509
• Taxable loss: −$938
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,757/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-6.1% since first listed

5 events — show timeline

• 2026-01-09 Relisted — LERA
• 2026-01-07 Listing Removed — LERA
• 2025-10-17 Price Changed $155,000 LERA
• 2025-07-14 Sold (Public Records) — Public Records
• 2025-07-07 Listed $165,000 LERA

Property tax history

+5.4%/yr

Latest (2025): $3,229 · +10.0% YoY. Source: county tax records.