906 Canton · San Antonio, TX 78202

$125,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 197 Days on market

Built 1929 6,403 sqft lot $114/sqft · 26% below area Est $168k · 26% under ↓ 18% 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 +21.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.5/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Positioned on a large lot in one of San Antonio's fastest-revitalizing areas, this 3-bed, 2-bath property presents a strong opportunity for investors seeking meaningful upside. Located just minutes from Downtown, The Pearl, the Alamodome, Frost Bank Center, and major highway access, the demand in this corridor continues to grow from both renters and future buyers. The lot size offers the flexibility to reimagine the footprint, expand the layout, or pursue a design that aligns with neighborhood trends and long-term value. For those looking to secure a high-potential property in a market with clear forward momentum, this one stands out.

Key facts

• Large lot
• 6,403 sq ft lot
• Built 1929

Tags

• LARGE LOT
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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.
• Market conditions: Rents rising fast (+8.2%/yr); 196 active listings in the ZIP; 40 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).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 197 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1929 — 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: 1.15% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.2

CMA / ARV

• ARV (median comp): $168,423
• List price: $125,000
• Delta: -25.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2055 E Crockett St	0.18mi	3/1.0	1,054 (-4%)	5mo	$120,000	$114	81
2710 E Houston St	0.15mi	3/1.0	1,017 (-7%)	2mo	$185,000	$182	80
2118 Burnet	0.42mi	3/2.5	1,088 (-0%)	3mo	$130,000	$119	71
1102 Onslow	0.35mi	3/2.0	995 (-9%)	6mo	$119,950	$121	60
1341 Paso Hondo	0.39mi	3/2.0	1,008 (-8%)	7mo	$239,900	$238	59
822 Potomac	0.54mi	3/1.0	1,012 (-7%)	5mo	$79,900	$79	59
1410 Paso Hondo	0.35mi	3/2.0	1,219 (+12%)	4mo	$159,000	$130	56
515 South Grimes	0.65mi	3/2.0	1,155 (+6%)	3mo	$239,000	$207	54
2111 Lamar	0.49mi	3/1.0	1,238 (+13%)	5mo	$62,500	$50	51
2846 Wyoming St	0.45mi	3/2.0	1,255 (+15%)	1mo	$185,000	$147	49
1719 Dawson St	0.64mi	3/2.0	1,210 (+11%)	4mo	$210,000	$174	45
342 Canton	0.74mi	2/1.0 (-1)	990 (-9%)	5mo	$130,000	$131	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.1%
• Equity multiple: 3.50×
• Total profit: $87,528
• Equity at exit: $112,610

10-year hold

• IRR: 28.7%
• Equity multiple: 8.64×
• Total profit: $267,507
• Equity at exit: $242,848

Cash invested: $35,000 (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

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$656
• Tax from tax record: −$245 /mo · $2,942/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $185

Break-even live

Break-even rent $1,206

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	14d	1	0.06mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	0.12mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	23d	1	0.20mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	17d	1	0.23mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	14d	1	0.23mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	12d	1	0.25mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	23d	1	0.27mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	43d	1	0.28mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	23d	1	0.30mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	43d	1	0.30mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	17d	1	0.30mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	43d	1	0.34mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.36mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	43d	1	0.37mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	43d	1	0.40mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.43mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	23d	1	0.46mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.48mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	43d	1	0.49mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	19d	1	0.50mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.57mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	43d	1	0.59mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	21d	1	0.61mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.63mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	14d	1	0.64mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	14d	1	0.65mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.67mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	43d	1	0.70mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	23d	1	0.71mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	23d	1	0.73mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	14d	1	0.73mi
406 Como St San Antonio, TX	3.0	1.5	1278	$1,350	$1.06	43d	1	0.77mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	1d	1	0.78mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	21d	1	0.82mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	43d	1	0.82mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	23d	1	0.84mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	21d	1	0.84mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	23d	1	0.84mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	43d	1	0.84mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	10d	1	0.85mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 197 DOM
2. 2026-06-17
   days on market $125,000 Active 196 DOM
3. 2026-06-16
   days on market $125,000 Active 195 DOM
4. 2026-06-15
   days on market $125,000 Active 194 DOM
5. 2026-06-13
   statusdays on market $125,000 Active 192 DOM
6. 2026-06-09
   days on market $125,000 Price Change 188 DOM
7. 2026-06-08
   days on market $125,000 Price Change 187 DOM
8. 2026-06-07
   days on market $125,000 Price Change 186 DOM
9. 2026-06-04
   days on market $125,000 Price Change 183 DOM
10. 2026-06-03
    days on market $125,000 Price Change 182 DOM
11. 2026-06-02
    days on market $125,000 Price Change 181 DOM
12. 2026-06-02
    pricestatus $125,000 Price Change 180 DOM
13. 2026-06-01
    days on market $135,000 Active 180 DOM
14. 2026-05-31
    days on market $135,000 Active 179 DOM
15. 2026-05-07
    price $135,000 645-char remark

    Show marketing remark (645 chars)

    Positioned on a large lot in one of San Antonio's fastest-revitalizing areas, this 3-bed, 2-bath property presents a strong opportunity for investors seeking meaningful upside. Located just minutes from Downtown, The Pearl, the Alamodome, Frost Bank Center, and major highway access, the demand in this corridor continues to grow from both renters and future buyers. The lot size offers the flexibility to reimagine the footprint, expand the layout, or pursue a design that aligns with neighborhood trends and long-term value. For those looking to secure a high-potential property in a market with clear forward momentum, this one stands out.

16. 2026-04-09
    price $145,000 645-char remark

    Show marketing remark (645 chars)

    Positioned on a large lot in one of San Antonio's fastest-revitalizing areas, this 3-bed, 2-bath property presents a strong opportunity for investors seeking meaningful upside. Located just minutes from Downtown, The Pearl, the Alamodome, Frost Bank Center, and major highway access, the demand in this corridor continues to grow from both renters and future buyers. The lot size offers the flexibility to reimagine the footprint, expand the layout, or pursue a design that aligns with neighborhood trends and long-term value. For those looking to secure a high-potential property in a market with clear forward momentum, this one stands out.

17. 2026-03-04
    price $155,000 645-char remark

    Show marketing remark (645 chars)

    Positioned on a large lot in one of San Antonio's fastest-revitalizing areas, this 3-bed, 2-bath property presents a strong opportunity for investors seeking meaningful upside. Located just minutes from Downtown, The Pearl, the Alamodome, Frost Bank Center, and major highway access, the demand in this corridor continues to grow from both renters and future buyers. The lot size offers the flexibility to reimagine the footprint, expand the layout, or pursue a design that aligns with neighborhood trends and long-term value. For those looking to secure a high-potential property in a market with clear forward momentum, this one stands out.

18. 2025-12-03
    listed $165,000 New 645-char remark

    Show marketing remark (645 chars)

    Positioned on a large lot in one of San Antonio's fastest-revitalizing areas, this 3-bed, 2-bath property presents a strong opportunity for investors seeking meaningful upside. Located just minutes from Downtown, The Pearl, the Alamodome, Frost Bank Center, and major highway access, the demand in this corridor continues to grow from both renters and future buyers. The lot size offers the flexibility to reimagine the footprint, expand the layout, or pursue a design that aligns with neighborhood trends and long-term value. For those looking to secure a high-potential property in a market with clear forward momentum, this one stands out.

ⓘ 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: $2,942 · $245/mo
• Projected year-2 tax: $2,942 · $245/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,278
• − Mortgage interest: −$7,002
• − Property taxes: −$2,942
• − Insurance: −$625
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,636
• Taxable income: $308
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $2,143/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

-18.2% since first listed

4 events — show timeline

• 2026-05-07 Price Changed $135,000 LERA
• 2026-04-09 Price Changed $145,000 LERA
• 2026-03-04 Price Changed $155,000 LERA
• 2025-12-03 Listed $165,000 LERA

Property tax history

+8.5%/yr

Latest (2025): $2,942 · +10.0% YoY. Source: county tax records.