113 Brown Aly · San Antonio, TX 78202-2201

$59,900

1 bd · 1.0 ba · 598 sqft · SingleFamily public records · 851 Days on market

Built 1930 2,090 sqft lot $100/sqft · 57% below area

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 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

Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

Key facts

• 2,090 sq ft lot
• Built 1930
• Listed 851 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: Bowden Academy (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 477 students, 94% FRL, charter); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 851 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — 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 $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 851 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 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.88% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 4.4

CMA / ARV

• ARV (median comp): $139,044
• List price: $59,900
• Delta: -56.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Dawson St	0.06mi	2/1.0 (+1)	540 (-10%)	23mo	$109,900	$204	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.98×
• Total profit: $33,285
• Equity at exit: $26,934

10-year hold

• IRR: 35.3%
• Equity multiple: 5.90×
• Total profit: $82,129
• Equity at exit: $41,508

Cash invested: $16,772 (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 78202-2201

• Active inventory: 1
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$314
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $408

Break-even live

Break-even rent $609

Max offer price $59,900

Occupancy floor 59%

Sensitivity live

Price	-10% $442	-5% $425	+0% $408	+5% $391	+10% $374
Rent	-10% $319	-5% $364	+0% $408	+5% $453	+10% $497
Rate	-1.0pp $439	-0.5pp $424	base $408	+0.5pp $393	+1.0pp $377

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,440	$1.71	0d	16	0.31mi
203 Gorman San Antonio, TX	1.0	1.0	578	$745	$1.29	45d	1	0.39mi
111 S Olive St Unit A San Antonio, TX	1.0	1.0	481	$730	$1.52	45d	1	0.47mi
111 S Olive St San Antonio, TX	1.0	1.0	481	$749	$1.56	45d	1	0.48mi
113 S Olive St San Antonio, TX	1.0	1.0	444	$695	$1.57	25d	1	0.48mi
325 S Hackberry St San Antonio, TX	2.0	1.0	621	$1,200	$1.93	14d	1	0.59mi
628 Sherman Unit 2 San Antonio, TX	1.0	1.0	675	$995	$1.47	45d	1	0.64mi
319 E Jones Ave San Antonio, TX	—	1.0	550	$949	$1.73	16d	1	0.66mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	45d	1	0.72mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	45d	1	0.75mi
2023 Beaver Ln San Antonio, TX	1.0	1.0	600	$960	$1.60	45d	1	0.75mi
333 E Market St San Antonio, TX	1.0	1.0	690	$985	$1.43	25d	1	0.77mi
120 9th St San Antonio, TX	1.0–2.0	1.0–2.0	923	$1,458	$1.58	0d	22	0.79mi
111 W Jones Ave San Antonio, TX	2.0	1.0–2.0	773	$1,990	$2.57	3d	17	0.81mi
924 Saint James San Antonio, TX	1.0	1.0	400	$725	$1.81	45d	1	0.84mi
1221 Broadway San Antonio, TX	2.0	1.0–2.0	851	$1,892	$2.22	0d	10	0.84mi
623 Hemisfair Blvd San Antonio, TX	1.0	1.0	512	$1,370	$2.68	0d	6	0.85mi
110 Labor St Unit 610 San Antonio, TX	1.0	1.0	621	$1,273	$2.05	0d	1	0.88mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	25d	1	0.89mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	974	$1,099	$1.13	0d	12	0.90mi
407 Santos St San Antonio, TX	1.0	1.0	684	$998	$1.46	45d	1	0.94mi
1623 Interstate 35 Unit 1 San Antonio, TX	—	1.0	730	$925	$1.27	45d	1	0.94mi
122 Roy Smith St San Antonio, TX	3.0	1.0–3.0	996	$1,934	$1.94	0d	17	0.96mi
601 S Alamo St Unit 203 San Antonio, TX	1.0	1.0	708	$1,140	$1.61	14d	1	0.97mi
300 Labor St San Antonio, TX	1.0–2.0	1.0–2.0	829	$867	$1.05	3d	15	0.97mi
1542 N Alamo St San Antonio, TX	1.0–2.0	1.0–2.0	852	$1,710	$2.01	6d	2	0.97mi
202 E Houston St San Antonio, TX	2.0	1.0–2.0	725	$1,275	$1.76	45d	1	0.98mi
1323 Lamar St #3 San Antonio, TX	1.0	1.0	500	$725	$1.45	45d	1	0.98mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,275	$1.72	0d	1	1.00mi
405 N Saint Marys St San Antonio, TX	1.0–2.0	1.0–2.0	592	$1,199	$2.02	0d	24	1.01mi
310 S Saint Marys St San Antonio, TX	1.0	1.0	640	$975	$1.52	45d	1	1.02mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	45d	1	1.03mi
1716 N Olive St Unit 3 San Antonio, TX	1.0	1.0	590	$775	$1.31	45d	1	1.05mi
1267 Camden St San Antonio, TX	1.0	1.0	744	$1,420	$1.91	45d	1	1.08mi
317 Lexington Ave San Antonio, TX	2.0	1.0–2.0	972	$1,482	$1.52	45d	1	1.08mi
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	45d	1	1.09mi
1722 N Pine St Unit 2 San Antonio, TX	1.0	1.0	636	$800	$1.26	25d	1	1.09mi
503 Avenue A San Antonio, TX	2.0	1.0–2.0	906	$2,544	$2.81	0d	57	1.09mi
404 E Carson St #2 San Antonio, TX	1.0	1.0	697	$1,625	$2.33	45d	1	1.10mi
121 Douglas Way St San Antonio, TX	1.0	1.0	400	$825	$2.06	45d	1	1.10mi

Listing history 39 events

1. 2026-06-21
   days on market $59,900 Active 851 DOM
2. 2026-06-18
   days on market $59,900 Active 848 DOM
3. 2026-06-17
   days on market $59,900 Active 847 DOM
4. 2026-06-16
   days on market $59,900 Active 846 DOM
5. 2026-06-15
   days on market $59,900 Active 845 DOM
6. 2026-06-13
   days on market $59,900 Active 843 DOM
7. 2026-06-09
   days on market $59,900 Active 839 DOM
8. 2026-06-08
   days on market $59,900 Active 838 DOM
9. 2026-06-07
   days on market $59,900 Active 837 DOM
10. 2026-06-04
    days on market $59,900 Active 834 DOM
11. 2026-06-03
    days on market $59,900 Active 833 DOM
12. 2026-06-02
    days on market $59,900 Active 832 DOM
13. 2026-06-01
    days on market $59,900 Active 831 DOM
14. 2026-05-31
    days on market $59,900 Active 830 DOM
15. 2026-04-07
    price $59,900 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

16. 2026-01-01
    price $64,000 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

17. 2025-08-07
    price $69,000 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

18. 2025-06-01
    price $72,450 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

19. 2025-06-01
    status Back on Market 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

20. 2025-05-01
    historical 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

21. 2025-01-03
    status Back on Market 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

22. 2024-12-13
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

23. 2024-11-19
    price $74,950 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

24. 2024-07-01
    price $76,950 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

25. 2024-06-11
    price $79,500 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

26. 2024-06-10
    status Back on Market 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

27. 2024-05-31
    historical 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

28. 2024-02-03
    price $79,995 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

29. 2024-02-03
    status Back on Market 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

30. 2024-01-02
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

31. 2023-11-20
    listed $89,995 New 274-char remark

    Show marketing remark (274 chars)

    Great investment opportunity in Dignowity Historic District. Great location near downtown and The Pearl. Easy access to highways. Walking distance to some of the city's best breweries and restaurants, entertainment and parks. Sold AS-IS. HDRC for application and guidelines.

32. 2023-02-02
    soldstatus
33. 2023-01-31
    soldstatus Sold 203-char remark

    Show marketing remark (203 chars)

    Dignowity Hill Historical District * Great Location Near Downtown, The Pearl, Restaurants, Retail, Parks & All The Conveniences * Investor Opportunity * Water, Sewer, Gas & Electric On Property *

34. 2023-01-22
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Dignowity Hill Historical District * Great Location Near Downtown, The Pearl, Restaurants, Retail, Parks & All The Conveniences * Investor Opportunity * Water, Sewer, Gas & Electric On Property *

35. 2022-10-03
    listed $79,900 New 203-char remark

    Show marketing remark (203 chars)

    Dignowity Hill Historical District * Great Location Near Downtown, The Pearl, Restaurants, Retail, Parks & All The Conveniences * Investor Opportunity * Water, Sewer, Gas & Electric On Property *

36. 2017-09-15
    soldstatus Sold
37. 2017-09-11
    status Pending
38. 2017-08-11
    historical Active Option
39. 2017-07-21
    listed $265,000 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: $1,708 · $142/mo
• Projected year-2 tax: $1,708 · $142/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 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: $13,517
• − Mortgage interest: −$3,355
• − Property taxes: −$1,708
• − Insurance: −$300
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,743
• Taxable income: $4,248
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $3,881/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-77.4% since first listed

25 events — show timeline

• 2026-04-07 Price Changed $59,900 LERA
• 2026-01-01 Price Changed $64,000 LERA
• 2025-08-07 Price Changed $69,000 LERA
• 2025-06-01 Price Changed $72,450 LERA
• 2025-06-01 Relisted — LERA
• 2025-05-01 Listing Removed — LERA
• 2025-01-03 Relisted — LERA
• 2024-12-13 Pending — LERA
• 2024-11-19 Price Changed $74,950 LERA
• 2024-07-01 Price Changed $76,950 LERA
• 2024-06-11 Price Changed $79,500 LERA
• 2024-06-10 Relisted — LERA
• 2024-05-31 Listing Removed — LERA
• 2024-02-03 Price Changed $79,995 LERA
• 2024-02-03 Relisted — LERA
• 2024-01-02 Pending — LERA
• 2023-11-20 Listed $89,995 LERA
• 2023-02-02 Sold (Public Records) — Public Records
• 2023-01-31 Sold (MLS) — LERA
• 2023-01-22 Pending — LERA
• 2022-10-03 Listed $79,900 LERA
• 2017-09-15 Sold (MLS) — LERA
• 2017-09-11 Pending — LERA
• 2017-08-11 Contingent — LERA
• 2017-07-21 Listed $265,000 LERA

Property tax history

+9.9%/yr

Latest (2025): $1,708 · -6.7% YoY. Source: county tax records.