219 Vine St · San Antonio, TX 78210

$170,000

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 56 Days on market

Built 1940 6,098 sqft lot $140/sqft · 27% below area Est $240k · 29% under ↓ 39% 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 +10.6/30.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

House to be sold in conjunction with lot located on 223 Vine st MLS#1961440, both for 270k. Don't miss the opportunity to own this 3 bedroom 2 full bath, tons of potential you can bring your own charm and make it your style or build your own dream house with the lot that is next to it, multiple parking and tons of space the possibilities are endless.

Key facts

• 6,098 sq ft lot
• Built 1940
• Listed 56 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a potential short sale)
• Financial info: Down payment assistance not indicated
• HOA & community: Neighborhood amenities: other (see remarks)

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Sewer system
• Home design: Siding exterior; Front of home faces north; Pre-owned
• Construction: Approximately 86 years old; Metal roof (other roof type noted in remarks)
• Exterior features: Street paved; Sidewalks; Alley

Interior

• Kitchen: Kitchen approx. 10 x 10
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath (approx. 12 x 10); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Three full bathrooms; Master bath with separate tub and shower (approx. 5 x 5)
• Heating & cooling: Window unit heating; Electric heating; Other heating fuel (see remarks); One window air conditioner
• Interior features: Ceiling fans; All window coverings remain; One living area
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (10.9% below list).
• Recommended offer: $151k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Smith El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 254 students, 97% FRL); Poe Middle (math 7% / reading 24%, grade F, #1,556 of 1,662 statewide, top 94%, 232 students, 97% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL) — zoned schools average 95% FRL vs 80% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 281 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 33% 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 56 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,486 (10.9% 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 56 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $240,316
• List price: $170,000
• Delta: -29.26%
• 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
1210 S Walters	0.25mi	3/1.0	1,203 (-1%)	2mo	$75,000	$62	86
511 Cooper	0.14mi	3/2.0	1,176 (-3%)	7mo	$145,000	$123	79
1109 Essex	0.35mi	3/2.0	1,226 (+1%)	3mo	$160,000	$131	75
231 Nelson	0.39mi	3/2.0	1,228 (+1%)	3mo	$243,900	$199	74
2006 Virginia	0.19mi	3/1.0	1,098 (-9%)	3mo	$169,000	$154	73
229 Nelson Ave	0.39mi	2/2.0 (-1)	1,200 (-1%)	3mo	$275,000	$229	69
411 S Gevers	0.49mi	3/2.0	1,147 (-5%)	2mo	$210,000	$183	63
515 South Grimes	0.52mi	3/2.0	1,155 (-5%)	3mo	$239,000	$207	62
227 Jemison St	0.61mi	3/2.0	1,216 (+0%)	7mo	$190,000	$156	62
1606 Walters	0.45mi	3/2.0	1,136 (-6%)	6mo	$170,000	$150	60
802 Piedmont Ave	0.67mi	3/2.0	1,296 (+7%)	6mo	$249,000	$192	48
223 Porter	0.69mi	4/2.0 (+1)	1,383 (+14%)	2mo	$134,900	$98	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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-35,662
• Equity at exit: $25,348

10-year hold

• IRR: -22.2%
• Equity multiple: -0.03×
• Total profit: $-48,936
• Equity at exit: $14,698

Cash invested: $47,600 (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: 281
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,515 high
• Mortgage (P&I): −$891
• Tax from tax record: −$318 /mo · $3,814/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-83

Break-even live

Break-even rent $1,621

Max offer price $155,256

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-35	+0% $-83	+5% $-132	+10% $-180
Rent	-10% $-203	-5% $-143	+0% $-83	+5% $-24	+10% $36
Rate	-1.0pp $2	-0.5pp $-40	base $-83	+0.5pp $-128	+1.0pp $-172

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	45d	1	0.07mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	25d	1	0.08mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	25d	1	0.15mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	25d	1	0.15mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	16d	1	0.18mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	6d	1	0.19mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	45d	1	0.19mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	25d	1	0.20mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	45d	1	0.20mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	45d	1	0.20mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	6d	1	0.27mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	6d	1	0.31mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	3d	1	0.32mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	45d	1	0.34mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	16d	1	0.34mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	25d	1	0.35mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	3d	1	0.37mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	45d	1	0.37mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	6d	1	0.40mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	45d	1	0.41mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	25d	1	0.42mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	19d	1	0.42mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	6d	1	0.47mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	45d	1	0.48mi
241 Delmar St San Antonio, TX	2.0	1.0	758	$1,120	$1.48	25d	1	0.49mi
730 Aransas Ave Unit 3 San Antonio, TX	2.0	1.0	800	$975	$1.22	45d	1	0.49mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	45d	1	0.58mi
1301 S Palmetto San Antonio, TX	2.0	1.0	836	$1,150	$1.38	6d	1	0.65mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	45d	1	0.67mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	45d	1	0.68mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	860	$1,450	$1.69	25d	1	0.69mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	45d	1	0.69mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	3d	1	0.70mi
647 Hammond Ave Unit 201 San Antonio, TX	2.0	1.0	780	$1,110	$1.42	25d	1	0.72mi
647 Hammond Ave San Antonio, TX	2.0	1.0	780	$1,110	$1.42	22d	1	0.72mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	45d	1	0.73mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	45d	1	0.73mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	25d	1	0.73mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	25d	1	0.77mi
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	45d	1	0.79mi

Listing history 20 events

1. 2026-06-21
   days on market $170,000 Active 56 DOM
2. 2026-06-18
   days on market $170,000 Active 53 DOM
3. 2026-06-17
   days on market $170,000 Active 52 DOM
4. 2026-06-16
   days on market $170,000 Active 51 DOM
5. 2026-06-15
   days on market $170,000 Active 50 DOM
6. 2026-06-13
   days on market $170,000 Active 48 DOM
7. 2026-06-09
   days on market $170,000 Active 44 DOM
8. 2026-06-08
   days on market $170,000 Active 43 DOM
9. 2026-06-07
   days on market $170,000 Active 42 DOM
10. 2026-06-04
    days on market $170,000 Active 39 DOM
11. 2026-06-03
    days on market $170,000 Active 38 DOM
12. 2026-06-02
    days on market $170,000 Active 37 DOM
13. 2026-06-01
    days on market $170,000 Active 36 DOM
14. 2026-05-31
    days on market $170,000 Active 35 DOM
15. 2026-04-26
    listed $170,000 New 351-char remark
16. 2025-01-15
    historical
17. 2024-08-17
    listed $180,000 New
18. 2024-07-25
    historical
19. 2024-01-26
    listed $280,000 New
20. 2016-07-29
    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: $3,814 · $318/mo
• Projected year-2 tax: $3,814 · $318/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 6 d/yr ≥108°F today · 19 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: $18,178
• − Mortgage interest: −$9,523
• − Property taxes: −$3,814
• − Insurance: −$850
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$4,945
• Taxable loss: −$3,863
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $-75/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

-39.3% since first listed

6 events — show timeline

• 2026-04-26 Listed $170,000 LERA
• 2025-01-15 Listing Removed — LERA
• 2024-08-17 Listed $180,000 LERA
• 2024-07-25 Listing Removed — LERA
• 2024-01-26 Listed $280,000 LERA
• 2016-07-29 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,814 · +7.2% YoY. Source: county tax records.