222 Tampa · San Antonio, TX 78211

$128,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 117 Days on market

Built 1962 7,013 sqft lot $112/sqft · at area comps Est $133k · at est.

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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 +17.2/30.0
• ARV discount +9.3/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

What a great opportunity! This home is the perfect starter home or a great investment property. Home is located near to major highways, businesses and hospitals. This home offers three bedrooms, a nice sized living area and a large backyard. Come out and take a look.

Key facts

• Hospitals
• Large backyard
• Businesses

Tags

• MAJOR HIGHWAYS
• BUSINESSES
• HOSPITALS
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $116k (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.
• 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: 152 active listings in the ZIP; 15 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).

Forward outlook

• In year one you build about $310 of equity ($885 loan paydown + $-575 appreciation (-0.5% local appreciation)).
• 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 117 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1962 — 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: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $133,452
• List price: $128,000
• Delta: -4.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2936 W Gerald Ave	0.40mi	3/2.0	1,190 (+4%)	8mo	$185,000	$155	63
611 Crittendon	0.38mi	3/1.5	1,224 (+7%)	9mo	$109,500	$89	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-519
• Equity at exit: $34,319

10-year hold

• IRR: 5.8%
• Equity multiple: 1.59×
• Total profit: $21,165
• Equity at exit: $39,043

Cash invested: $35,840 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$671
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $92

Break-even live

Break-even rent $1,218

Max offer price $128,000

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Quintana Rd Unit 1 San Antonio, TX	3.0	1.5	1200	$1,345	$1.12	43d	1	0.22mi
838 King Ave San Antonio, TX	3.0	2.0	1008	$1,250	$1.24	24d	1	0.65mi
1862 Kendalia Ave San Antonio, TX	3.0	1.0	1345	$1,350	$1.00	24d	1	0.95mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	17d	1	1.07mi
3632 SW Military Dr Unit 14 San Antonio, TX	2.0	1.0	700	$915	$1.31	21d	1	1.08mi
3632 SW Military Dr #13 San Antonio, TX	3.0	1.5	850	$1,115	$1.31	21d	1	1.09mi
3632 SW Military Dr #2 San Antonio, TX	3.0	2.0	900	$995	$1.11	43d	1	1.10mi
737 W Mayfield Blvd San Antonio, TX	3.0	1.0	1150	$1,462	$1.27	43d	1	1.20mi
923 Whitman Ave San Antonio, TX	4.0	2.0	1208	$1,700	$1.41	14d	1	1.21mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	1d	40	1.29mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	43d	10	1.29mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	43d	1	1.34mi
518 Briggs St San Antonio, TX	2.0	1.0	740	$699	$0.94	16d	1	1.36mi
518 Briggs Ave Apt 401 San Antonio, TX	2.0	1.0	740	$699	$0.94	24d	1	1.36mi
1467 W Gerald Ave San Antonio, TX	3.0	2.5	1120	$1,300	$1.16	11d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $128,000 Active 117 DOM
2. 2026-06-17
   days on market $128,000 Active 116 DOM
3. 2026-06-16
   days on market $128,000 Active 115 DOM
4. 2026-06-15
   days on market $128,000 Active 114 DOM
5. 2026-06-13
   statusdays on market $128,000 Active 112 DOM
6. 2026-06-09
   days on market $128,000 Price Change 108 DOM
7. 2026-06-08
   days on market $128,000 Price Change 107 DOM
8. 2026-06-07
   days on market $128,000 Price Change 106 DOM
9. 2026-06-04
   days on market $128,000 Price Change 103 DOM
10. 2026-06-03
    days on market $128,000 Price Change 102 DOM
11. 2026-06-02
    days on market $128,000 Price Change 101 DOM
12. 2026-06-02
    pricestatus $128,000 Price Change 100 DOM
13. 2026-06-01
    days on market $145,000 Active 100 DOM
14. 2026-05-31
    days on market $145,000 Active 99 DOM
15. 2026-02-22
    listed $145,000 New 268-char remark

    Show marketing remark (268 chars)

    What a great opportunity! This home is the perfect starter home or a great investment property. Home is located near to major highways, businesses and hospitals. This home offers three bedrooms, a nice sized living area and a large backyard. Come out and take a look.

16. 2026-02-19
    historical
17. 2026-02-09
    listed $145,000 New
18. 2015-05-28
    soldstatus
19. 2006-11-08
    soldstatus
20. 1998-06-11
    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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,010
• − Mortgage interest: −$7,170
• − Property taxes: −$2,853
• − Insurance: −$640
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$3,724
• Taxable loss: −$939
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $1,325/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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-02-22 Listed $145,000 LERA
• 2026-02-19 Listing Removed — LERA
• 2026-02-09 Listed $145,000 LERA
• 2015-05-28 Sold (Public Records) — Public Records
• 2006-11-08 Sold (Public Records) — Public Records
• 1998-06-11 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,853 · -8.0% YoY. Source: county tax records.