2412 Potosi St · San Antonio, TX 78207

$85,000

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 23 Days on market

Built 1947 3,528 sqft lot Est $99k · 14% under

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Why this score? — see what drove the A 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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

This house could be a lovely little home with sweat equity. Owner Finance Available.

Key facts

• 3,528 sq ft lot
• Built 1947
• Listed 23 days

Property features AI

Finance

• Other: Subdivision: Greater Gardendale / CUPPLES/ZARZAMORA; Possession at closing/funding; For sale
• Financial info: Down payment resource not indicated

Exterior

• Utilities: Water system; Sewer system
• Home design: Siding exterior with one side masonry; Pre-owned; Approximate age: 79 years
• Construction: Composition roof
• Exterior features: City view

Interior

• Kitchen: Kitchen (8 x 8); Gas cooking
• Bedrooms: Master bedroom on lower level (11 x 11); Second bedroom (10 x 10)
• Flooring: Unstained concrete flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Other heating (see remarks)
• Interior features: Gas cooking; City garbage service; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Sarah S King El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 564 students, 98% FRL); 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.52% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.83%
• DSCR: 1.88
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $98,988
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Chihuahua	0.23mi	2/1.0	824 (-6%)	1mo	$85,000	$103	79
2714 Tampico	0.17mi	3/1.0 (+1)	833 (-5%)	1mo	$124,900	$150	78
1515 Elvira	0.46mi	2/1.0	876 (0%)	9mo	$98,900	$113	71
3537 S Laredo St	0.08mi	3/1.0 (+1)	987 (+13%)	4mo	$104,999	$106	67
231 Lansing Ln	0.74mi	2/1.0	864 (-1%)	1mo	$69,000	$80	63
1122 Elvira St	0.69mi	2/2.0	890 (+2%)	2mo	$164,900	$185	60
605 SW 19th St	0.59mi	2/1.0	816 (-7%)	8mo	$74,900	$92	54
3001 Chihuahua	0.21mi	3/2.0 (+1)	920 (+5%)	23mo	$189,000	$205	54
3033 Chihuahua St	0.27mi	2/1.0	1,005 (+15%)	14mo	$172,500	$172	51
2206 Colima	0.71mi	2/2.0	923 (+5%)	6mo	$125,000	$135	49
1811 Paso Del Sur St	0.41mi	3/1.0 (+1)	989 (+13%)	17mo	$59,000	$60	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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 41.7%
• Equity multiple: 4.27×
• Total profit: $77,830
• Equity at exit: $76,575

10-year hold

• IRR: 38.0%
• Equity multiple: 10.47×
• Total profit: $225,382
• Equity at exit: $165,136

Cash invested: $23,800 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$446
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $393

Break-even live

Break-even rent $794

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	43d	1	0.11mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	0.21mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	4d	1	0.34mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	0.44mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	23d	1	0.80mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	14d	1	0.83mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	23d	1	0.85mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.85mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	0.85mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	23d	1	1.00mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	14d	1	1.15mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	4d	1	1.29mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	43d	1	1.32mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	4d	1	1.33mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	1.38mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	43d	1	1.46mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 23 DOM
2. 2026-06-17
   days on market $85,000 Active 22 DOM
3. 2026-06-16
   days on market $85,000 Active 21 DOM
4. 2026-06-15
   days on market $85,000 Active 20 DOM
5. 2026-06-13
   days on market $85,000 Active 18 DOM
6. 2026-06-09
   days on market $85,000 Active 14 DOM
7. 2026-06-08
   days on market $85,000 Active 13 DOM
8. 2026-06-07
   statusdays on market $85,000 Active 12 DOM
9. 2026-06-04
   days on market $85,000 New 9 DOM
10. 2026-06-03
    days on market $85,000 New 8 DOM
11. 2026-06-02
    days on market $85,000 New 7 DOM
12. 2026-06-01
    days on market $85,000 New 6 DOM
13. 2026-05-31
    days on market $85,000 New 5 DOM
14. 2026-05-26
    listed $85,000 New
15. 2020-04-24
    historical
16. 2020-03-22
    price $55,000
17. 2020-02-26
    listed $58,000 New
18. 2007-04-19
    soldstatus
19. 1999-08-03
    soldstatus
20. 1998-08-03
    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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 7/10 Severe 78% 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: $15,507
• − Mortgage interest: −$4,761
• − Property taxes: −$1,757
• − Insurance: −$425
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,473
• Taxable income: $3,610
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $3,853/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

+46.6% since first listed

7 events — show timeline

• 2026-05-26 Listed $85,000 LERA
• 2020-04-24 Listing Removed — LERA
• 2020-03-22 Price Changed $55,000 LERA
• 2020-02-26 Listed $58,000 LERA
• 2007-04-19 Sold (Public Records) — Public Records
• 1999-08-03 Sold (Public Records) — Public Records
• 1998-08-03 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,757 · -2.7% YoY. Source: county tax records.