207 29th · San Antonio, TX 78237

$136,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 99 Days on market

Built 1951 8,712 sqft lot Est $151k · 10% under

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Why this score? — see what drove the C+ 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 +17.3/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Four-bedroom, one-bath handyman special on the west side of San Antonio with great potential. This partially renovated home has several updates already started and is ready for the next owner to complete the finishing touches. Spacious layout with four bedrooms offers flexibility for families, rental potential, or an investment opportunity. Large lot provides room for outdoor living, expansion, or storage. Conveniently located near major roads, shopping, schools, and local amenities. Ideal for investors, flippers, or buyers looking to build equity with a little work. Property is being sold AS-IS WHERE-IS.

Key facts

• Large lot
• Conveniently located
• Partially renovated

Tags

• PARTIALLY RENOVATED
• LARGE LOT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Accessible/adaptive home
• Financial info: Down payment resources available
• HOA & community: Subdivision: WEST LAWN AREA 5

Exterior

• Utilities: Gas service by CPS; Electric service by CPS; Water service by SAWS; Sewer service by SAWS; Water system available
• Home design: Pre-owned single-family home; Approximately 75 years old
• Construction: Cement fiber exterior; Composition roof
• Exterior features: Level lot; Near bus line; Ramped entrance; Exterior door openings 36"+; Bathroom on first floor; Level drive

Interior

• Kitchen: Kitchen (11 x 9)
• Bedrooms: Master bedroom on lower level (14 x 9); Bedroom 2 (12 x 9); Bedroom 3 (12 x 9); Bedroom 4 (11 x 9)
• Flooring: Laminate floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Ceiling fans; Washer connection; Dryer connection; Separate dining room; 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 $136k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $135k (0.6% below list).
• Recommended offer: $124k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.1%/yr); 127 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 38% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($940 loan paydown + $14k 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 + 6.1% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $123,760 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 0.99% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $151,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3927 W Houston	0.55mi	3/1.0	1,008 (-3%)	4mo	$146,000	$145	65
4103 W Salinas St	0.58mi	2/1.0 (-1)	1,080 (+3%)	0mo	$95,000	$88	62

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 · 6.13% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.23×
• Total profit: $84,889
• Equity at exit: $122,520

10-year hold

• IRR: 25.2%
• Equity multiple: 7.70×
• Total profit: $255,143
• Equity at exit: $264,218

Cash invested: $38,080 (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 78237

• Home prices YoY: 14.1%
• Rents YoY: 6.1%
• Active inventory: 127
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$713
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $100

Break-even live

Break-even rent $1,225

Max offer price $136,000

Occupancy floor 88%

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: $34,000
• Closing costs: $4,080
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	23d	1	0.85mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	0.85mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	21d	1	0.95mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.22mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	1.24mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	43d	1	1.26mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	1.33mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	14d	1	1.38mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	1.39mi
2148 Texas Ave San Antonio, TX	3.0	1.0	1131	$1,375	$1.22	23d	1	1.45mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	43d	1	1.49mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	44d	1	1.49mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	23d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $136,000 Active 99 DOM
2. 2026-06-17
   days on market $136,000 Active 98 DOM
3. 2026-06-16
   days on market $136,000 Active 97 DOM
4. 2026-06-15
   days on market $136,000 Active 96 DOM
5. 2026-06-13
   days on market $136,000 Active 94 DOM
6. 2026-06-12
   days on market $136,000 Active 93 DOM
7. 2026-06-09
   days on market $136,000 Active 90 DOM
8. 2026-06-08
   days on market $136,000 Active 89 DOM
9. 2026-06-08
   days on market $136,000 Active 88 DOM
10. 2026-06-07
    days on market $136,000 Active 87 DOM
11. 2026-06-03
    days on market $136,000 Active 84 DOM
12. 2026-06-02
    days on market $136,000 Active 83 DOM
13. 2026-06-01
    days on market $136,000 Active 82 DOM
14. 2026-05-31
    remarks 612-char remark
15. 2026-05-31
    listed $136,000 Active 81 DOM

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $2,489 · $207/mo
• Expected delta: +$113/yr (+$9/mo · 4.8%)

ⓘ 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 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,225
• − Mortgage interest: −$7,618
• − Property taxes: −$2,375
• − Insurance: −$680
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,956
• Taxable loss: −$1,001
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $1,444/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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): 37,379
• Household income: $42,772
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1185.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 50% White 3% Native American 2% Black 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 18% · Canada
• Languages at home: 34% English-only · Spanish 66%

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: ▲ 30.52%
• Current HPI: 247.7257
• Rent YoY: ▲ 6.13%
• 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

• 2026-03-11 Listed $136,000 LERA
• 2023-10-13 Sold (Public Records) — Public Records
• 2015-12-17 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,375 · -4.3% YoY. Source: county tax records.