411 School St · San Antonio, TX 78210

$169,000

3 bd · 1.0 ba · 1,438 sqft · SingleFamily public records · 24 Days on market

Built 1933 8,886 sqft lot Est $246k · 31% under ↓ 20% since listing

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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 +14.4/30.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1933 and cherished by the same family for many years, 411 School St is a home filled with history, love, and lifelong memories. Offering 1,438 square feet, this single story residence features 3-bedroom potential, 2 full bathrooms with walk-in showers and single vanities, and multiple living spaces ready for a new owner's vision and personal touch. While the home offers space and closets for 3 bedrooms, one bedroom area will need to be enclosed. The kitchen features gas cooking, an eat-in dining area, and a charming built-in alcove perfect for decor or display. A separate dining room adds additional space for gatherings and everyday living. Toward the back of the home, a unique bon

Key facts

• Eat-in dining area
• Gas cooking
• Separate dining room

Tags

• BUILT IN 1933
• WALK-IN SHOWERS
• GAS COOKING
• EAT-IN DINING AREA
• BUILT-IN ALCOVE
• SEPARATE DINING ROOM

Property features AI

Finance

• HOA & community: Subdivision: S PRESA W TO RIVER

Exterior

• Utilities: Water service by SAWS; Sewer service by SAWS; Gas supplied by CPS; Electricity supplied by CPS; City garbage service
• Home design: Stone/rock exterior; Pre-owned home; Approximate age: 93 years
• Construction: Slab foundation; Composition and metal roofing
• Exterior features: Covered patio; Patio slab; Chain link fence; Storage building/shed; Mature trees; Paved streets with curbs and asphalt; City street access

Interior

• Kitchen: Stove/Range; Gas cooking; Refrigerator; Eat-in layout
• Bedrooms: Master bedroom (lower level) with outside access and a full bath — 10 x 10; Bedroom 2 — 15 x 10; Bedroom 3 — 10 x 10
• Flooring: Ceramic tile; Wood; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with shower only and single vanity — 7 x 6
• Heating & cooling: Natural gas heat with panel heating; Window air conditioning (1)
• Interior features: Chandelier; Two living areas; Separate dining room; Eat-in kitchen with two eating areas; Media room; Utility room inside; Secondary bedroom on lower level; High ceilings; Cable TV available; All window coverings remain; Laundry on lower level; City garbage service
• Laundry & utility: Washer connection; Dryer connection; Laundry located on lower level; Utility room (11 x 10); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $33 ($392/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.3% below list).
• Recommended offer: $165k (2.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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.
• Zoned schools: Riverside Park El (math 12% / reading 19%, grade F, #3,990 of 4,322 statewide, top 93%, 287 students, 94% FRL); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: Rents rising (+1.1%/yr); 269 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $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 24 days — a 2% lower offer ($166k) 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: built in 1933 — 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 $165,137 (2.3% below list)

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $245,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Steves Ave	0.30mi	3/1.0	1,400 (-3%)	2mo	$165,000	$118	80
559 W Highland Blvd	0.68mi	3/1.0	1,409 (-2%)	1mo	$165,000	$117	64
274 Weaver St	0.30mi	3/2.0	1,326 (-8%)	7mo	$169,900	$128	63
231 Wilkens	0.50mi	3/2.0	1,460 (+2%)	9mo	$175,000	$120	63
231 Mcmullen	0.18mi	2/2.0 (-1)	1,303 (-9%)	6mo	$229,500	$176	62
607 Mckinley	0.49mi	3/1.0	1,296 (-10%)	6mo	$125,000	$96	56
214 Loretta Pl	0.56mi	2/2.0 (-1)	1,514 (+5%)	8mo	$435,000	$287	49
120 Castillo	0.70mi	2/1.5 (-1)	1,409 (-2%)	12mo	$405,000	$287	47
625 Hunstock	0.60mi	2/2.0 (-1)	1,294 (-10%)	9mo	$413,000	$319	39
223 Glenwood	0.54mi	3/2.0	1,237 (-14%)	11mo	$239,000	$193	38
501 Hunstock	0.75mi	2/1.0 (-1)	1,284 (-11%)	10mo	$220,000	$171	34
103 Berkshire	0.73mi	2/1.5 (-1)	1,268 (-12%)	11mo	$165,000	$130	30

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-28,361
• Equity at exit: $25,198

10-year hold

• IRR: -13.7%
• Equity multiple: 0.28×
• Total profit: $-34,075
• Equity at exit: $14,612

Cash invested: $47,320 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$886
• Tax from tax record: −$315 /mo · $3,783/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $33

Break-even live

Break-even rent $1,610

Max offer price $169,000

Occupancy floor 93%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	3d	1	0.18mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	2d	16	0.38mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	44d	1	0.41mi
134 Ward Ave San Antonio, TX	2.0	1.0	1063	$1,150	$1.08	44d	1	0.62mi
123 Fairview Ave #3 San Antonio, TX	3.0	2.5	1776	$1,800	$1.01	44d	1	0.63mi
125 Ada St Unit 1 San Antonio, TX	3.0	1.0	1563	$1,295	$0.83	44d	1	0.69mi
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	3d	1	0.82mi
518 Topeka Blvd San Antonio, TX	3.0	2.0	1135	$1,375	$1.21	24d	1	0.87mi
232 Regina St Unit 1 San Antonio, TX	2.0	1.0	1085	$1,399	$1.29	3d	1	0.88mi
534 Chicago Blvd Unit NA San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	18d	1	0.91mi
534 Chicago Blvd San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	20d	1	0.91mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.92mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	18d	1	0.93mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	15d	1	0.93mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	2d	1	0.95mi
511 E Sayers Ave San Antonio, TX	4.0	2.0	1748	$1,675	$0.96	24d	1	0.96mi
154 Octavia Pl San Antonio, TX	4.0	2.0	1468	$1,650	$1.12	16d	1	0.97mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	24d	1	0.98mi
271 Oelkers San Antonio, TX	4.0	2.0	1270	$1,795	$1.41	24d	1	0.99mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	44d	1	1.02mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	1.05mi
134 Lilla Jean Dr San Antonio, TX	3.0	2.0	1349	$1,595	$1.18	24d	1	1.05mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	44d	1	1.11mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	44d	1	1.12mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	1.13mi
155 Oelkers San Antonio, TX	4.0	3.0	1500	$2,750	$1.83	3d	1	1.13mi
2914 Roosevelt Ave San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,469	$1.69	44d	1	1.15mi
704 Fair Ave Unit 200 San Antonio, TX	2.0	1.5	1600	$1,200	$0.75	24d	1	1.17mi
423 Blue Star Unit 710 San Antonio, TX	2.0	2.0	1209	$1,929	$1.60	3d	1	1.17mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	1.18mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	20d	1	1.19mi
108 Beatrice Ave Unit 101 San Antonio, TX	4.0	2.0	1232	$1,545	$1.25	44d	1	1.19mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	1.19mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	3d	1	1.20mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	13d	1	1.20mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	13d	1	1.20mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	3.5	1500	$1,800	$1.20	4d	1	1.20mi
1519 S Presa St San Antonio, TX	3.0	3.5	1747	$3,200	$1.83	44d	1	1.20mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	44d	1	1.21mi
122 Biering St #2 San Antonio, TX	2.0	1.0	1472	$1,100	$0.75	44d	1	1.22mi

Listing history 23 events

1. 2026-06-18
   days on market $169,000 Active 24 DOM
2. 2026-06-17
   days on market $169,000 Active 23 DOM
3. 2026-06-16
   days on market $169,000 Active 22 DOM
4. 2026-06-15
   days on market $169,000 Active 21 DOM
5. 2026-06-13
   days on market $169,000 Active 19 DOM
6. 2026-06-09
   days on market $169,000 Active 15 DOM
7. 2026-06-08
   days on market $169,000 Active 14 DOM
8. 2026-06-07
   statusdays on market $169,000 Active 13 DOM
9. 2026-06-04
   days on market $169,000 New 10 DOM
10. 2026-06-03
    days on market $169,000 New 9 DOM
11. 2026-06-02
    days on market $169,000 New 8 DOM
12. 2026-06-01
    days on market $169,000 New 7 DOM
13. 2026-05-31
    days on market $169,000 New 6 DOM
14. 2026-05-25
    listed $169,000 New
15. 2024-11-23
    historical
16. 2024-08-31
    price $174,888
17. 2024-07-01
    price $179,888
18. 2024-06-02
    price $184,888
19. 2024-05-24
    price $189,888
20. 2024-05-08
    price $199,888
21. 2024-05-06
    status Back on Market
22. 2024-04-30
    historical
23. 2023-10-20
    listed $210,888 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: $3,783 · $315/mo
• Projected year-2 tax: $3,783 · $315/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 ≥109°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: $19,816
• − Mortgage interest: −$9,467
• − Property taxes: −$3,783
• − Insurance: −$845
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,916
• Taxable loss: −$2,365
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $960/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-19.9% since first listed

10 events — show timeline

• 2026-05-25 Listed $169,000 LERA
• 2024-11-23 Listing Removed — LERA
• 2024-08-31 Price Changed $174,888 LERA
• 2024-07-01 Price Changed $179,888 LERA
• 2024-06-02 Price Changed $184,888 LERA
• 2024-05-24 Price Changed $189,888 LERA
• 2024-05-08 Price Changed $199,888 LERA
• 2024-05-06 Relisted — LERA
• 2024-04-30 Listing Removed — LERA
• 2023-10-20 Listed $210,888 LERA

Property tax history

+7.0%/yr

Latest (2025): $3,783 · -35.0% YoY. Source: county tax records.