515 Gould St · San Antonio, TX 78207

$70,000

3 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 35 Days on market

Built 1926 7,666 sqft lot $37/sqft · 66% below area ↓ 12% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investor opportunity near downtown San Antonio. This property is being sold as-is and appears to be a full renovation or possible redevelopment project. The home has been taken down to the framing, with flooring removed and portions of the structure exposed. Exterior features include stone accents, covered front porch area, mature trees, and existing driveway/side access. Seller financing is available, and seller may also fund repairs within reason for a qualified buyer and acceptable terms. This could create a strong opportunity for an investor, builder, or experienced rehab buyer looking to acquire and renovate without using traditional bank financing. Located in an established neighborho

Key facts

• Covered front porch
• Existing driveway
• Stone accents

Tags

• FULL RENOVATION
• STONE ACCENTS
• COVERED FRONT PORCH
• MATURE TREES
• EXISTING DRIVEWAY
• SIDE ACCESS

Property features AI

Finance

• Other: Listing is for sale; Possession at closing/funding
• HOA & community: Subdivision: 26TH/ZARZAMORA

Exterior

• Utilities: City water; City sewer
• Home design: Pre-owned property; Composition roof
• Construction: Composition roof
• Exterior features: Other building exterior (see remarks)

Interior

• Kitchen: Kitchen approximately 10 x 10
• Bedrooms: Master bedroom approximately 10 x 10; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 10; Master bedroom has additional features (see remarks)
• Flooring: Other flooring (see remarks)
• Bathrooms: Two full bathrooms
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); Other air conditioning (see remarks)
• Interior features: One living area
• Laundry & utility: Utility room approximately 5 x 5

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.9% 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: Ogden El (math 4% / reading 9%, grade F, #4,313 of 4,322 statewide, top 100%, 384 students, 97% FRL, charter); 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); 154 active listings in the ZIP; 19 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).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: property tax is 2.9% of price; built in 1926 — 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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: 2.35% ✓
• Cap rate: 18.86%
• Cash-on-cash: 44.89%
• DSCR: 3.00
• GRM: 3.5

CMA / ARV

• ARV (median comp): $207,200
• List price: $70,000
• Delta: -66.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2304 Perez	0.31mi	3/2.0	1,794 (-6%)	3mo	$259,000	$144	72
3307 W Salinas	0.13mi	3/2.0	1,682 (-12%)	4mo	$249,000	$148	70
3318 W Travis	0.13mi	4/2.0 (+1)	1,744 (-9%)	9mo	$289,999	$166	67
3927 W Travis St	0.52mi	3/2.0	1,632 (-15%)	7mo	$105,000	$64	45

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: 63.0%
• Equity multiple: 5.75×
• Total profit: $93,090
• Equity at exit: $63,062

10-year hold

• IRR: 58.6%
• Equity multiple: 14.15×
• Total profit: $257,648
• Equity at exit: $135,995

Cash invested: $19,600 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$367
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $733

Break-even live

Break-even rent $715

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Huntington St Unit 101 San Antonio, TX	3.0	2.5	2298	$1,550	$0.67	44d	1	0.31mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	24d	1	0.36mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	0.58mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	44d	1	0.60mi
3314 Perez St Unit 101 San Antonio, TX	2.0	2.0	1943	$1,050	$0.54	22d	1	0.62mi
3314 Perez St #102 San Antonio, TX	2.0	1.0	1943	$850	$0.44	22d	1	0.62mi
2323 Arbor Pl Unit 2 San Antonio, TX	2.0	1.0	2190	$750	$0.34	44d	1	0.68mi
2323 Arbor St Unit 3 San Antonio, TX	3.0	2.0	2190	$1,050	$0.48	44d	1	0.68mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	11d	1	0.83mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	44d	1	0.86mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.88mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	44d	1	0.88mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	24d	1	0.91mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.97mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	1.13mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	22d	1	1.22mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	3d	1	1.29mi
155 N Josephine Tobin Dr San Antonio, TX	4.0	3.0	1782	$1,900	$1.07	15d	1	1.45mi
135 Harvard Ter San Antonio, TX	3.0	2.0	1509	$1,875	$1.24	4d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $70,000 Active 35 DOM
2. 2026-06-17
   days on market $70,000 Active 34 DOM
3. 2026-06-16
   days on market $70,000 Active 33 DOM
4. 2026-06-15
   days on market $70,000 Active 32 DOM
5. 2026-06-13
   days on market $70,000 Active 30 DOM
6. 2026-06-09
   days on market $70,000 Active 26 DOM
7. 2026-06-08
   days on market $70,000 Active 25 DOM
8. 2026-06-07
   days on market $70,000 Active 24 DOM
9. 2026-06-04
   days on market $70,000 Active 21 DOM
10. 2026-06-03
    days on market $70,000 Active 20 DOM
11. 2026-06-02
    days on market $70,000 Active 19 DOM
12. 2026-06-01
    days on market $70,000 Active 18 DOM
13. 2026-05-31
    days on market $70,000 Active 17 DOM
14. 2026-05-14
    listed $70,000 New 982-char remark
15. 2025-10-21
    soldstatus
16. 2023-03-08
    soldstatus
17. 2015-05-20
    historical
18. 2015-04-20
    status Back on Market
19. 2015-03-20
    status Pending
20. 2015-03-13
    historical Active Option
21. 2015-02-14
    price $75,000
22. 2014-11-28
    listed $80,000 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 ≥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: $19,720
• − Mortgage interest: −$3,921
• − Property taxes: −$2,026
• − Insurance: −$350
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$2,036
• Taxable income: $8,232
• Est. tax owed @ 24.0%: −$1,976
• After-tax cash flow: $6,823/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

-12.5% since first listed

9 events — show timeline

• 2026-05-14 Listed $70,000 LERA
• 2025-10-21 Sold (Public Records) — Public Records
• 2023-03-08 Sold (Public Records) — Public Records
• 2015-05-20 Listing Removed — LERA
• 2015-04-20 Relisted — LERA
• 2015-03-20 Pending — LERA
• 2015-03-13 Contingent — LERA
• 2015-02-14 Price Changed $75,000 LERA
• 2014-11-28 Listed $80,000 LERA

Property tax history

+0.2%/yr

Latest (2025): $2,026 · -60.9% YoY. Source: county tax records.