210 Muncey · San Antonio, TX 78202

$110,000

2 bd · 1.0 ba · 765 sqft · SingleFamily public records · 37 Days on market

Built 1930 Est $115k · at est.

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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 +23.6/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• DSCR +7.6/10.0
• 1% rule +6.3/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Located in Dignowity Hill, property needs a rehab. - Large backyard - 5-6 mins from downtown

Key facts

• Large backyard
• Dignowity hill
• Built 1930

Tags

• LARGE BACKYARD
• DIGNOWITY HILL
• 5-6 MINS FROM DOWNTOWN

Property features AI

Finance

• Other: No additional financial or investor-specific information provided
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Single-family property built in 1930; 1-story (living area listed as 765)
• Construction: Built in 1930
• Exterior features: Located in the Eastside Promise Neighborhood

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: Interior details not provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 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 lingering (median 44d 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).
• This rent runs 31% 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 $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $114,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Canton	0.32mi	2/1.0	744 (-3%)	2mo	$130,000	$175	78
121 Boston	0.33mi	2/1.0	752 (-2%)	7mo	$89,000	$118	76
401 Canton	0.55mi	2/1.0	808 (+6%)	8mo	$65,000	$80	58
510 Muncey	0.27mi	2/1.0	700 (-8%)	21mo	$190,000	$271	56
1038 Paso Hondo	0.66mi	2/1.0	720 (-6%)	14mo	$80,000	$111	48
604 Potomac	0.41mi	2/1.0	866 (+13%)	14mo	$86,000	$99	47
1715 Dawson St	0.59mi	3/1.0 (+1)	780 (+2%)	22mo	$77,000	$99	46
416 Idaho	0.67mi	2/1.0	824 (+8%)	14mo	$104,900	$127	44
228 Sherman	0.62mi	2/2.0	854 (+12%)	5mo	$259,000	$303	43
623 Blaine	0.59mi	3/1.0 (+1)	869 (+14%)	12mo	$130,000	$150	35
431 Blue Bonnet	0.70mi	2/1.0	876 (+14%)	10mo	$139,500	$159	34
113 Dreiss St	0.71mi	1/1.0 (-1)	840 (+10%)	20mo	$215,000	$256	29

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: 32.3%
• Equity multiple: 3.59×
• Total profit: $79,650
• Equity at exit: $99,097

10-year hold

• IRR: 29.6%
• Equity multiple: 8.81×
• Total profit: $240,545
• Equity at exit: $213,706

Cash invested: $30,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$577
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $206

Break-even live

Break-even rent $982

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Gorman San Antonio, TX	1.0	1.0	578	$745	$1.29	44d	1	0.12mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	44d	1	0.18mi
732 Lamar St Unit 1 San Antonio, TX	1.0	1.0	1100	$1,550	$1.41	44d	1	0.25mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	44d	1	0.30mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	24d	1	0.33mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	11d	1	0.39mi
1615 Nolan St San Antonio, TX	1.0	1.0	978	$1,200	$1.23	11d	1	0.39mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	0.40mi
628 Sherman Unit 2 San Antonio, TX	1.0	1.0	675	$995	$1.47	44d	1	0.42mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	22d	1	0.43mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	44d	1	0.43mi
2023 Beaver Ln San Antonio, TX	1.0	1.0	600	$960	$1.60	44d	1	0.44mi
721 Potomac San Antonio, TX	1.0	1.0	914	$1,100	$1.20	24d	1	0.46mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	44d	1	0.48mi
1617 E Commerce St San Antonio, TX	1.0	1.0	844	$814	$0.96	44d	1	0.49mi
1123 N Olive St San Antonio, TX	2.0	1.0	840	$1,600	$1.90	24d	1	0.49mi
118 Glorietta San Antonio, TX	1.0	1.0	913	$1,600	$1.75	4d	1	0.49mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	44d	1	0.54mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	15d	1	0.59mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	15d	1	0.64mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	24d	1	0.64mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	44d	1	0.65mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	24d	1	0.65mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	0.68mi
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	44d	1	0.69mi
630 Montana St Unit 202 San Antonio, TX	1.0	1.0	969	$1,950	$2.01	24d	1	0.70mi
630 Montana St Unit 201 San Antonio, TX	1.0	1.5	1060	$1,950	$1.84	44d	1	0.70mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	0.74mi
1205 Wyoming St San Antonio, TX	2.0	2.0	1114	$2,300	$2.06	44d	1	0.75mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	44d	1	0.76mi
215 Center St San Antonio, TX	1.0	1.5	1000	$1,398	$1.40	4d	1	0.77mi
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,750	$2.08	2d	18	0.78mi
313 Toledo San Antonio, TX	2.0	1.0	924	$1,400	$1.52	11d	1	0.78mi
215 Center St #505 San Antonio, TX	1.0	1.0	1066	$1,595	$1.50	44d	1	0.79mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	44d	1	0.79mi
325 Montana St San Antonio, TX	2.0	2.0	840	$2,475	$2.95	44d	1	0.81mi
1116 Muncey St Unit 1 San Antonio, TX	3.0	2.0	896	$1,600	$1.79	44d	1	0.81mi
1116 Muncey St Unit 2 San Antonio, TX	3.0	2.0	896	$1,500	$1.67	16d	1	0.81mi
325 S Hackberry St San Antonio, TX	2.0	1.0	621	$1,200	$1.93	13d	1	0.82mi
1121 Willow St San Antonio, TX	2.0	1.0	900	$1,000	$1.11	44d	1	0.82mi

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-13
   days on market $110,000 Active 32 DOM
6. 2026-06-09
   days on market $110,000 Active 28 DOM
7. 2026-06-08
   days on market $110,000 Active 27 DOM
8. 2026-06-07
   days on market $110,000 Active 26 DOM
9. 2026-06-04
   days on market $110,000 Active 23 DOM
10. 2026-06-03
    days on market $110,000 Active 22 DOM
11. 2026-06-02
    days on market $110,000 Active 21 DOM
12. 2026-06-01
    days on market $110,000 Active 20 DOM
13. 2026-05-31
    days on market $110,000 Active 19 DOM
14. 2026-05-12
    listed $110,000 Active 92-char remark
15. 1998-04-21
    soldstatus
16. 1997-02-11
    soldstatus
17. 1997-02-01
    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: $1,833 · $153/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$180/yr (+$15/mo · 9.8%)

ⓘ 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 · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,913
• − Mortgage interest: −$6,162
• − Property taxes: −$1,833
• − Insurance: −$550
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,289/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

4 events — show timeline

• 2026-05-12 Listed $110,000 FSBO.com
• 1998-04-21 Sold (Public Records) — Public Records
• 1997-02-11 Sold (Public Records) — Public Records
• 1997-02-01 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,833 · +10.0% YoY. Source: county tax records.