210 Chicago Blvd · San Antonio, TX 78210

$125,000

3 bd · 1.5 ba · 1,548 sqft · SingleFamily · 17 Days on market

Built 1900 Poor condition 6,969 sqft lot Est $201k · 38% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR'S DREAM! Located just south of South Town and King William! Only minutes from downtown area and San Antonio Missions. This two-story home features 3-bedrooms, a flexible room and 1.5 bath, spacious living room, a separate dining room, laundry room, flexible room downstairs and all bedrooms upstairs. This home sits on a generous lot size, has a storage unit, covered patio and no HOA. Last but not least, the city is finishing the new sidewalks. This is a perfect opportunity if you're considering flipping your first property or if you're an experienced investor and want to add to your portfolio. * * Seller NOT interested in seller finance options * * ONLY serious inquiries, No Lo

Key facts

• Covered patio
• New sidewalks
• Storage unit

Tags

• MINUTES FROM DOWNTOWN AREA
• STORAGE UNIT
• COVERED PATIO
• NO HOA
• NEW SIDEWALKS

Property features AI

Finance

• HOA & community: Subdivision: FAIR - NORTH

Exterior

• Utilities: City water and sewer (SAWS); Gas supplied by CPS; Electricity supplied by CPS
• Home design: Pre-owned siding exterior; Composition roof; Approximately 126 years old
• Construction: Siding exterior; Composition roof; Pre-owned construction
• Exterior features: Covered patio; Chain link fence; Storage building/shed; Level lot; Paved streets with curbs and sidewalks; Streetlights and alley access; City street

Interior

• Kitchen: Eat-in kitchen (8 x 10)
• Bedrooms: Master bedroom on upper level (12 x 10); Second bedroom (12 x 10); Third bedroom (12 x 14)
• Flooring: Wood floors; Linoleum floors
• Bathrooms: One full bathroom; One half bathroom; Master bathroom with tub/shower combination (5 x 7)
• Heating & cooling: Floor furnace heating (natural gas); Two window air conditioning units
• Interior features: Ceiling fans; Vent fan; City garbage service; Two living areas; Living/dining room combination; Eat-in kitchen; Utility room inside; Laundry room; Washer connection; Dryer connection
• Laundry & utility: Laundry room with washer and dryer connections; Utility room (5 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 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: Riverside Park El (math 12% / reading 19%, grade F, #3,990 of 4,322 statewide, top 93%, 287 students, 94% FRL); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• 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 36% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $201,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Halliday Ave	0.23mi	4/1.0 (+1)	1,570 (+1%)	5mo	$131,300	$84	76
306 Linda Lou	0.63mi	3/2.0	1,534 (-1%)	2mo	$200,000	$130	66
427 Vanderbilt	0.68mi	3/1.0	1,518 (-2%)	2mo	$189,999	$125	61
1119 Mckinley Ave	0.66mi	3/2.0	1,492 (-4%)	3mo	$299,500	$201	59
907 Steves Ave	0.58mi	3/1.0	1,400 (-10%)	2mo	$165,000	$118	53
211 Bailey Ave	0.68mi	3/2.0	1,454 (-6%)	6mo	$379,000	$261	51
707 Chicago Blvd	0.64mi	3/2.0	1,617 (+4%)	12mo	$188,000	$116	51
398 Fairview Ave	0.52mi	3/2.0	1,344 (-13%)	5mo	$109,000	$81	48
111 Bailey	0.63mi	3/2.0	1,699 (+10%)	7mo	$365,000	$215	47
1614 Steves	0.67mi	3/2.0	1,750 (+13%)	3mo	$274,900	$157	42
1118 Mckinley	0.64mi	2/2.0 (-1)	1,401 (-10%)	7mo	$218,000	$156	42
202 Bailey Ave	0.64mi	3/2.0	1,352 (-13%)	11mo	$115,000	$85	38

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: 3.3%
• Equity multiple: 1.12×
• Total profit: $4,292
• Equity at exit: $18,638

10-year hold

• IRR: 10.9%
• Equity multiple: 1.77×
• Total profit: $27,088
• Equity at exit: $10,808

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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $434

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 69%

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
134 Ward Ave San Antonio, TX	2.0	1.0	1063	$1,150	$1.08	44d	1	0.22mi
123 Fairview Ave #3 San Antonio, TX	3.0	2.5	1776	$1,800	$1.01	44d	1	0.25mi
125 Ada St Unit 1 San Antonio, TX	3.0	1.0	1563	$1,295	$0.83	44d	1	0.32mi
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	3d	1	0.33mi
518 Topeka Blvd San Antonio, TX	3.0	2.0	1135	$1,375	$1.21	24d	1	0.38mi
534 Chicago Blvd Unit NA San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	18d	1	0.42mi
534 Chicago Blvd San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	20d	1	0.42mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	44d	1	0.45mi
232 Regina St Unit 1 San Antonio, TX	2.0	1.0	1085	$1,399	$1.29	3d	1	0.46mi
134 Lilla Jean Dr San Antonio, TX	3.0	2.0	1349	$1,595	$1.18	24d	1	0.56mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	24d	1	0.58mi
102 Bailey Ave Unit 1 San Antonio, TX	2.0	1.0	2112	$1,000	$0.47	4d	1	0.59mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	2d	1	0.61mi
704 Fair Ave Unit 200 San Antonio, TX	2.0	1.5	1600	$1,200	$0.75	24d	1	0.67mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	18d	1	0.68mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	44d	1	0.77mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.80mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	0.83mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	2d	16	0.87mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	44d	1	0.88mi
2914 Roosevelt Ave San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,469	$1.69	44d	1	0.96mi
1726 S Olive St San Antonio, TX	3.0	3.5	2015	$2,800	$1.39	24d	1	1.02mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	44d	1	1.03mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	24d	1	1.04mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	44d	1	1.05mi
927 Vfw Blvd San Antonio, TX	1.0–3.0	1.0–2.0	937	$1,280	$1.37	3d	28	1.05mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	1.07mi
511 E Sayers Ave San Antonio, TX	4.0	2.0	1748	$1,675	$0.96	24d	1	1.10mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	15d	1	1.13mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	1.15mi
1050 Vanderbilt St San Antonio, TX	4.0	2.0	1508	$1,850	$1.23	24d	1	1.23mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	1.25mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	1.27mi
312 Avondale Ave San Antonio, TX	3.0	3.0	1757	$2,000	$1.14	16d	1	1.27mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	44d	1	1.31mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	1.34mi
234 E Sayers Ave San Antonio, TX	3.0	2.0	2200	$2,200	$1.00	22d	1	1.36mi
154 Octavia Pl San Antonio, TX	4.0	2.0	1468	$1,650	$1.12	16d	1	1.37mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	13d	1	1.38mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	3d	1	1.38mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 17 DOM
2. 2026-06-17
   days on market $125,000 Active 16 DOM
3. 2026-06-16
   days on market $125,000 Active 15 DOM
4. 2026-06-15
   days on market $125,000 Active 14 DOM
5. 2026-06-13
   statusdays on market $125,000 Active 12 DOM
6. 2026-06-09
   days on market $125,000 New 8 DOM
7. 2026-06-08
   days on market $125,000 New 7 DOM
8. 2026-06-07
   days on market $125,000 New 6 DOM
9. 2026-06-04
   remarks 699-char remark
10. 2026-06-04
    days on market $125,000 New 3 DOM
11. 2026-06-03
    days on market $125,000 New 2 DOM
12. 2026-06-02
    remarks 629-char remark
13. 2026-06-02
    listed $125,000 New 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,717
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,636
• Taxable income: $3,424
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $4,388/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the interior walls, flooring, and paint. Investors can expect a substantial increase in value once these improvements are made.

Repairs flagged

• Major Paint — Peeling paint on walls
• Major Flooring — Worn hardwood floors
• Major Walls — Damaged and peeling paint

Value-add opportunities

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics
• Both Flooring replacement — New flooring improves living space and adds value
• Both Interior wall repairs — Repairing damaged walls and repainting will improve the home's condition and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on walls	Major	$15,000–50,000
Flooring · Worn hardwood floors	Major	$15,000–50,000
Walls · Damaged and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint job — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — New flooring improves living space and adds value ↑
• Both Interior wall repairs — Repairing damaged walls and repainting will improve the home's condition and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-01 Listed $125,000 LERA