230 High · San Antonio, TX 78210

$163,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 112 Days on market

Built 1940 5,488 sqft lot $125/sqft · 25% below area Est $218k · 25% under ↓ 10% since listing

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Why this score? — see what drove the C 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property features solid wood floors and a five-year-old roof - built for durability and long-term value. Conveniently located just minutes from downtown with quick access to Highway 90 and near the iconic Little Red Barn Steakhouse, this home offers both location and potential. Whether you're looking to expand your rental portfolio or secure your next flip, this property delivers strong resale potential and the chance for an impressive ROI.

Key facts

• Five-year-old roof
• Impressive roi
• Solid wood floors

Tags

• SOLID WOOD FLOORS
• FIVE-YEAR-OLD ROOF
• QUICK ACCESS TO HIGHWAY 90
• STRONG RESALE POTENTIAL
• IMPRESSIVE ROI

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $148k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.1%/yr); 269 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 39% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $148,330 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.10% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $218,400
• List price: $163,000
• Delta: -25.37%
• 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
607 Mckinley	0.65mi	3/1.0	1,296 (-1%)	6mo	$125,000	$96	63
246 High Ave	0.03mi	3/3.0	1,494 (+14%)	7mo	$249,900	$167	61
828 Virginia Blvd	0.72mi	3/2.0	1,347 (+3%)	4mo	$175,000	$130	54
223 Porter	0.58mi	4/2.0 (+1)	1,383 (+6%)	2mo	$134,900	$98	53
211 Bailey Ave	0.53mi	3/2.0	1,454 (+11%)	6mo	$379,000	$261	48
135 Vitra	0.64mi	2/2.0 (-1)	1,205 (-8%)	1mo	$350,000	$290	47
215 Berkshire	0.42mi	2/2.0 (-1)	1,128 (-14%)	3mo	$299,999	$266	46
934 Schley	0.60mi	3/1.0	1,124 (-14%)	3mo	$99,900	$89	46
1217 Delaware St	0.61mi	3/2.0	1,476 (+13%)	7mo	$299,900	$203	40
543 Kayton	0.71mi	2/1.0 (-1)	1,144 (-12%)	2mo	$175,500	$153	40
1118 Mckinley	0.74mi	2/2.0 (-1)	1,401 (+7%)	7mo	$218,000	$156	39
1119 Mckinley Ave	0.71mi	3/2.0	1,492 (+14%)	3mo	$299,500	$201	37

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-15,050
• Equity at exit: $24,304

10-year hold

• IRR: -2.6%
• Equity multiple: 0.84×
• Total profit: $-7,357
• Equity at exit: $14,093

Cash invested: $45,640 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$855
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $231

Break-even live

Break-even rent $1,493

Max offer price $163,000

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	44d	1	0.05mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.26mi
1146 S Olive St San Antonio, TX	2.0	2.0	1276	$1,800	$1.41	4d	1	0.39mi
827 Florida St Unit 101 San Antonio, TX	3.0	2.5	1426	$1,950	$1.37	44d	1	0.41mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	0.42mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	44d	1	0.44mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1280	$1,950	$1.52	18d	1	0.47mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1104	$1,950	$1.77	44d	1	0.47mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	18d	1	0.47mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	15d	1	0.49mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	44d	1	0.51mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	24d	1	0.53mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.54mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	0.56mi
415 Florida St San Antonio, TX	3.0	2.0	1333	$2,799	$2.10	20d	1	0.56mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	24d	1	0.56mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	3d	1	0.56mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	12d	1	0.56mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	12d	1	0.57mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	3.5	1500	$1,800	$1.20	4d	1	0.57mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.66mi
1519 S Presa St San Antonio, TX	3.0	3.5	1747	$3,200	$1.83	44d	1	0.66mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	4d	1	0.66mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	2d	1	0.67mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.68mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	0.69mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	44d	1	0.69mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.69mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	44d	1	0.69mi
122 Biering St #2 San Antonio, TX	2.0	1.0	1472	$1,100	$0.75	44d	1	0.71mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	44d	1	0.71mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	0.72mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	44d	1	0.75mi
721 S Pine St San Antonio, TX	2.0	1.0	1016	$1,245	$1.23	24d	1	0.75mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	44d	1	0.75mi
604 Leigh St San Antonio, TX	2.0	1.5	1076	$1,550	$1.44	15d	1	0.77mi
523 Bailey Ave San Antonio, TX	2.0	2.0	960	$1,500	$1.56	24d	1	0.78mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	4d	1	0.78mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.78mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	24d	1	0.79mi

Listing history 15 events

1. 2026-06-18
   days on market $163,000 Active 112 DOM
2. 2026-06-17
   days on market $163,000 Active 111 DOM
3. 2026-06-16
   days on market $163,000 Active 110 DOM
4. 2026-06-15
   days on market $163,000 Active 109 DOM
5. 2026-06-13
   days on market $163,000 Active 107 DOM
6. 2026-06-09
   days on market $163,000 Active 103 DOM
7. 2026-06-08
   days on market $163,000 Active 102 DOM
8. 2026-06-07
   days on market $163,000 Active 101 DOM
9. 2026-06-04
   days on market $163,000 Active 98 DOM
10. 2026-06-03
    days on market $163,000 Active 97 DOM
11. 2026-06-02
    days on market $163,000 Active 96 DOM
12. 2026-06-01
    statusdays on market $163,000 Active 95 DOM
13. 2026-05-31
    days on market $163,000 Price Change 94 DOM
14. 2026-03-12
    price $185,000 452-char remark

    Show marketing remark (452 chars)

    This property features solid wood floors and a five-year-old roof - built for durability and long-term value. Conveniently located just minutes from downtown with quick access to Highway 90 and near the iconic Little Red Barn Steakhouse, this home offers both location and potential. Whether you're looking to expand your rental portfolio or secure your next flip, this property delivers strong resale potential and the chance for an impressive ROI.

15. 2026-02-26
    listed $205,000 New 452-char remark

    Show marketing remark (452 chars)

    This property features solid wood floors and a five-year-old roof - built for durability and long-term value. Conveniently located just minutes from downtown with quick access to Highway 90 and near the iconic Little Red Barn Steakhouse, this home offers both location and potential. Whether you're looking to expand your rental portfolio or secure your next flip, this property delivers strong resale potential and the chance for an impressive ROI.

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,428
• − Mortgage interest: −$9,131
• − Property taxes: −$3,085
• − Insurance: −$815
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$4,742
• Taxable income: $227
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,716/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-9.8% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $185,000 LERA
• 2026-02-26 Listed $205,000 LERA

Property tax history

+6.8%/yr

Latest (2025): $3,085 · +10.0% YoY. Source: county tax records.