1742 Kendalia Ave · San Antonio, TX 78224

$84,640

2 bd · 1.0 ba · 1,021 sqft · SingleFamily public records · 46 Days on market

Built 1958 8,015 sqft lot ↓ 8% 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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Exclusive Agency Listing. All agents may advertise this property with exceptions of MLS and yard signs. HUD homes are sold "as is". HUD Case #495-956902. 2 bedrooms, 1 bath with additional space. No representation is made to information provided including taxes, sqft, schools, features, etc. Buyer must verify all information.

Key facts

• 8,015 sq ft lot
• Built 1958
• Listed 46 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 275 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($585 loan paydown + $8k 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 + 0.8% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1958 — 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 $82,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.59% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.64
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $170,507
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1855 Kendalia	0.18mi	3/1.0 (+1)	958 (-6%)	12mo	$160,000	$167	66
1519 Whitman Ave	0.30mi	3/1.0 (+1)	1,092 (+7%)	19mo	$110,000	$101	54
238 Price Ave	0.63mi	3/2.0 (+1)	1,128 (+10%)	13mo	$275,000	$244	33

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 · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 33.6%
• Equity multiple: 3.59×
• Total profit: $61,308
• Equity at exit: $76,250

10-year hold

• IRR: 28.1%
• Equity multiple: 7.81×
• Total profit: $161,358
• Equity at exit: $164,437

Cash invested: $23,699 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 275
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$444
• Tax from tax record: −$305 /mo · $3,664/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $282

Break-even live

Break-even rent $993

Max offer price $84,640

Occupancy floor 74%

Sensitivity live

Price	-10% $330	-5% $306	+0% $282	+5% $258	+10% $234
Rent	-10% $175	-5% $229	+0% $282	+5% $335	+10% $388
Rate	-1.0pp $324	-0.5pp $303	base $282	+0.5pp $260	+1.0pp $238

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: $21,160
• Closing costs: $2,539
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	25d	1	0.20mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	45d	1	0.36mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	3d	40	0.63mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	45d	10	0.63mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	45d	1	0.79mi
422 Wagner Ave San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	45d	1	0.82mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	12d	1	0.82mi
151 Hopi St San Antonio, TX	2.0	1.0	850	$1,100	$1.29	45d	1	1.02mi
838 King Ave San Antonio, TX	3.0	2.0	1008	$1,250	$1.24	25d	1	1.09mi
2800 W Hutchins Pl Apt 710 San Antonio, TX	2.0	2.0	771	$991	$1.29	4d	1	1.11mi
3632 SW Military Dr Unit 14 San Antonio, TX	2.0	1.0	700	$915	$1.31	23d	1	1.17mi
3632 SW Military Dr #2 San Antonio, TX	3.0	2.0	900	$995	$1.11	45d	1	1.17mi
3632 SW Military Dr #13 San Antonio, TX	3.0	1.5	850	$1,115	$1.31	23d	1	1.17mi
239 Nock Ave San Antonio, TX	3.0	1.0	1252	$1,500	$1.20	0d	1	1.27mi
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	45d	1	1.28mi
838 McCauley Blvd San Antonio, TX	3.0	2.0	1009	$1,646	$1.63	16d	1	1.45mi
518 Briggs St San Antonio, TX	2.0	1.0	740	$699	$0.94	17d	1	1.48mi
518 Briggs Ave Apt 401 San Antonio, TX	2.0	1.0	740	$699	$0.94	25d	1	1.48mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	19d	1	1.49mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	0d	1	1.49mi

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-04-22
   price $84,640
3. 2026-03-20
   status Back on Market
4. 2026-02-18
   status Pending
5. 2026-02-08
   listed $92,000 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: $3,664 · $305/mo
• Projected year-2 tax: $3,664 · $305/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: $16,197
• − Mortgage interest: −$4,741
• − Property taxes: −$3,664
• − Insurance: −$423
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,462
• Taxable income: $2,315
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $2,827/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

-8.0% since first listed

5 events — show timeline

• 2026-04-24 Pending — LERA
• 2026-04-22 Price Changed $84,640 LERA
• 2026-03-20 Relisted — LERA
• 2026-02-18 Pending — LERA
• 2026-02-08 Listed $92,000 LERA

Property tax history

+4.6%/yr

Latest (2025): $3,664 · +3.6% YoY. Source: county tax records.