1225 Leal · San Antonio, TX 78207

$89,900

5 bd · 2.0 ba · 1,429 sqft · SingleFamily public records · 305 Days on market

Built 1935 4,486 sqft lot $63/sqft · 26% below area Est $122k · 26% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This fantastic West Side Home, has many fine features that you will enjoy. On the exterior it has an inviting front porch, with a fenced back yard. Sits on a secluded low traffic street. Inside this quaint home features laminate flooring throughout and 2 full baths. The best feature by far is the attached separate living space that features a large living area with a separate bedroom and full bath.

Key facts

• Laminate flooring
• Large living area
• Fenced back yard

Tags

• FRONT PORCH
• FENCED BACK YARD
• SECLUDED LOW TRAFFIC STREET
• LAMINATE FLOORING
• ATTACHED SEPARATE LIVING SPACE
• LARGE LIVING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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: David Crockett Academy (math 9% / reading 19%, grade F, #4,127 of 4,322 statewide, top 96%, 656 students, 98% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 + 7.7% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 305 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $90k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; flood insurance adds $427/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.26% ✓
• Cap rate: 16.41%
• Cash-on-cash: 36.14%
• DSCR: 2.61
• GRM: 3.7

CMA / ARV

• ARV (median comp): $122,243
• List price: $89,900
• Delta: -26.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Perez St	0.45mi	4/2.0 (-1)	1,312 (-8%)	14mo	$175,000	$133	49
3222 W Martin St	0.42mi	6/1.0 (+1)	1,218 (-15%)	7mo	$59,000	$48	41

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 40.1%
• Equity multiple: 4.20×
• Total profit: $80,631
• Equity at exit: $80,989

10-year hold

• IRR: 37.5%
• Equity multiple: 10.79×
• Total profit: $246,506
• Equity at exit: $174,656

Cash invested: $25,172 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 164
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$471
• Tax from tax record: −$337 /mo · $4,039/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $332

Break-even live

Break-even rent $1,610

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $382	-5% $357	+0% $332	+5% $306	+10% $281
Rent	-10% $171	-5% $251	+0% $332	+5% $412	+10% $492
Rate	-1.0pp $377	-0.5pp $354	base $332	+0.5pp $308	+1.0pp $285

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	0.51mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	25d	1	0.66mi
1623 W Ashby Pl San Antonio, TX	4.0	2.0	1556	$1,900	$1.22	25d	1	1.08mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	45d	1	1.27mi
155 N Josephine Tobin Dr San Antonio, TX	4.0	3.0	1782	$1,900	$1.07	16d	1	1.36mi

Listing history 50 events

1. 2026-06-21
   days on market $89,900 Active 305 DOM
2. 2026-06-18
   days on market $89,900 Active 302 DOM
3. 2026-06-17
   days on market $89,900 Active 301 DOM
4. 2026-06-16
   days on market $89,900 Active 300 DOM
5. 2026-06-15
   days on market $89,900 Active 299 DOM
6. 2026-06-13
   days on market $89,900 Active 297 DOM
7. 2026-06-09
   days on market $89,900 Active 293 DOM
8. 2026-06-08
   days on market $89,900 Active 292 DOM
9. 2026-06-07
   days on market $89,900 Active 291 DOM
10. 2026-06-04
    days on market $89,900 Active 288 DOM
11. 2026-06-03
    days on market $89,900 Active 287 DOM
12. 2026-06-02
    days on market $89,900 Active 286 DOM
13. 2026-06-01
    days on market $89,900 Active 285 DOM
14. 2026-05-31
    days on market $89,900 Active 284 DOM
15. 2026-02-04
    price $89,900 405-char remark

    Show marketing remark (405 chars)

    This fantastic West Side Home, has many fine features that you will enjoy. On the exterior it has an inviting front porch, with a fenced back yard. Sits on a secluded low traffic street. Inside this quaint home features laminate flooring throughout and 2 full baths. The best feature by far is the attached separate living space that features a large living area with a separate bedroom and full bath.

16. 2025-12-06
    price $99,000 405-char remark

    Show marketing remark (405 chars)

    This fantastic West Side Home, has many fine features that you will enjoy. On the exterior it has an inviting front porch, with a fenced back yard. Sits on a secluded low traffic street. Inside this quaint home features laminate flooring throughout and 2 full baths. The best feature by far is the attached separate living space that features a large living area with a separate bedroom and full bath.

17. 2025-08-20
    listed $119,900 New 405-char remark

    Show marketing remark (405 chars)

    This fantastic West Side Home, has many fine features that you will enjoy. On the exterior it has an inviting front porch, with a fenced back yard. Sits on a secluded low traffic street. Inside this quaint home features laminate flooring throughout and 2 full baths. The best feature by far is the attached separate living space that features a large living area with a separate bedroom and full bath.

18. 2025-05-07
    historical
19. 2025-04-24
    price $160,000
20. 2025-04-17
    price $165,000
21. 2025-04-03
    price $169,999
22. 2025-03-18
    price $170,000
23. 2025-02-04
    price $180,000
24. 2025-01-27
    price $190,000
25. 2025-01-21
    price $204,999
26. 2025-01-09
    price $205,000
27. 2024-12-17
    price $210,000
28. 2024-11-21
    listed $215,000 New
29. 2023-12-13
    soldstatus
30. 2023-12-11
    soldstatus Sold
31. 2023-11-20
    historical Active Option
32. 2023-10-21
    price $175,000
33. 2023-10-12
    price $190,000
34. 2023-10-06
    status Back on Market
35. 2023-09-25
    historical
36. 2023-09-09
    price $195,000
37. 2023-07-02
    price $165,000
38. 2023-05-19
    price $180,000
39. 2023-04-13
    price $190,000
40. 2023-03-25
    listed $210,000 New
41. 2020-10-13
    soldstatus Sold
42. 2020-10-13
    soldstatus
43. 2020-09-21
    status Pending
44. 2020-09-13
    historical Active Option
45. 2020-07-21
    price $103,000
46. 2020-07-17
    status Back on Market
47. 2020-07-14
    historical Active Option
48. 2020-07-12
    price $115,000
49. 2020-07-01
    status Back on Market
50. 2020-06-27
    historical Active Option

ⓘ 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: $4,039 · $337/mo
• Projected year-2 tax: $4,039 · $337/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 9/10 Extreme FEMA zone AE · 99% 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,358
• − Mortgage interest: −$5,036
• − Property taxes: −$4,039
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$2,615
• Taxable income: $3,203
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,210/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+120.4% since first listed

39 events — show timeline

• 2026-02-04 Price Changed $89,900 LERA
• 2025-12-06 Price Changed $99,000 LERA
• 2025-08-20 Listed $119,900 LERA
• 2025-05-07 Listing Removed — LERA
• 2025-04-24 Price Changed $160,000 LERA
• 2025-04-17 Price Changed $165,000 LERA
• 2025-04-03 Price Changed $169,999 LERA
• 2025-03-18 Price Changed $170,000 LERA
• 2025-02-04 Price Changed $180,000 LERA
• 2025-01-27 Price Changed $190,000 LERA
• 2025-01-21 Price Changed $204,999 LERA
• 2025-01-09 Price Changed $205,000 LERA
• 2024-12-17 Price Changed $210,000 LERA
• 2024-11-21 Listed $215,000 LERA
• 2023-12-13 Sold (Public Records) — Public Records
• 2023-12-11 Sold (MLS) — LERA
• 2023-11-20 Contingent — LERA
• 2023-10-21 Price Changed $175,000 LERA
• 2023-10-12 Price Changed $190,000 LERA
• 2023-10-06 Relisted — LERA
• 2023-09-25 Listing Removed — LERA
• 2023-09-09 Price Changed $195,000 LERA
• 2023-07-02 Price Changed $165,000 LERA
• 2023-05-19 Price Changed $180,000 LERA
• 2023-04-13 Price Changed $190,000 LERA
• 2023-03-25 Listed $210,000 LERA
• 2020-10-13 Sold (MLS) — LERA
• 2020-10-13 Sold (Public Records) — Public Records
• 2020-09-21 Pending — LERA
• 2020-09-13 Contingent — LERA
• 2020-07-21 Price Changed $103,000 LERA
• 2020-07-17 Relisted — LERA
• 2020-07-14 Contingent — LERA
• 2020-07-12 Price Changed $115,000 LERA
• 2020-07-01 Relisted — LERA
• 2020-06-27 Contingent — LERA
• 2020-05-25 Listed $120,000 LERA
• 1997-08-14 Sold (Public Records) $40,791 Public Records
• 1996-05-01 Sold (Public Records) — Public Records

Property tax history

+13.7%/yr

Latest (2025): $4,039 · +0.0% YoY. Source: county tax records.