2310 Burnet St · San Antonio, TX 78202

$165,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 18 Days on market

Built 1949 7,100 sqft lot Est $141k · 17% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

This beautifully updated and move-in ready 3-bedroom, 2-bathroom gem offers the perfect blend of modern style and peace of mind. Not to mention: the furniture is INCLUDED! Wow. The bright, open-concept layout flows into a beautifully redesigned kitchen, 3 spacious bedrooms, and elegant bathrooms, all featuring new cabinetry, countertops, and fixtures. Every major system has been newly replaced-including the roof, HVAC, water heater, windows, siding, and electrical-making it a truly low-maintenance home. The home also features all new flooring, light fixtures, and fresh interior finishes. All appliances are included! Outside, the spacious backyard is ready for entertaining with a newly built

Key facts

• New hvac
• Updated kitchen
• New cabinetry

Tags

• UPDATED KITCHEN
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW FIXTURES
• NEW ROOF
• NEW HVAC

Property features AI

Exterior

• Utilities: Public water system
• Home design: Siding exterior; Composition roof; Pre-owned home; Recent rehab
• Construction: Approximately 77 years old
• Exterior features: Sidewalks

Interior

• Kitchen: Stove/Range; Refrigerator; Dishwasher; Kitchen approximate area 12 x 8
• Bedrooms: Primary bedroom with walk-in closet, ceiling fan and full bath (12 x 11); Second bedroom (11 x 10); Third bedroom (10 x 13)
• Flooring: Ceramic tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom with shower only and single vanity (7 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Laundry room; Walk-in closets; All window coverings remain; Gas water heater
• Laundry & utility: Washer and dryer connections in laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (23.1% below list).
• Recommended offer: $121k (26.4% below list) — sets the bar for cash-flow.

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: Pershing El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 303 students, 96% FRL); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 201 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $121,361 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $140,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1102 Onslow	0.20mi	3/2.0	995 (+1%)	6mo	$119,950	$121	79
2710 E Houston St	0.31mi	3/1.0	1,017 (+3%)	2mo	$185,000	$182	78
311 Hudson	0.41mi	3/2.0	1,008 (+2%)	9mo	$170,000	$169	65
2055 E Crockett St	0.41mi	3/1.0	1,054 (+7%)	5mo	$120,000	$114	65
2118 Burnet	0.27mi	3/2.5	1,088 (+11%)	3mo	$130,000	$119	61
822 Potomac	0.68mi	3/1.0	1,012 (+3%)	5mo	$79,900	$79	59
1341 Paso Hondo	0.63mi	3/2.0	1,008 (+2%)	7mo	$239,900	$238	57
632 Canton	0.50mi	2/1.0 (-1)	920 (-6%)	10mo	$70,000	$76	53
1607 Hays	0.67mi	2/1.0 (-1)	892 (-9%)	1mo	$145,000	$163	48
431 Blue Bonnet	0.51mi	2/1.0 (-1)	876 (-11%)	10mo	$139,500	$159	44
1901 Nolan	0.57mi	3/1.0	1,116 (+13%)	10mo	$160,000	$143	43
1227 Paso Hondo	0.74mi	3/2.0	1,088 (+11%)	9mo	$75,000	$69	36

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: 21.3%
• Equity multiple: 2.75×
• Total profit: $80,920
• Equity at exit: $148,645

10-year hold

• IRR: 20.5%
• Equity multiple: 6.79×
• Total profit: $267,451
• Equity at exit: $320,559

Cash invested: $46,200 (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: 201
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$865
• Tax from tax record: −$315 /mo · $3,783/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-247

Break-even live

Break-even rent $1,581

Max offer price $121,361

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-200	+0% $-247	+5% $-294	+10% $-340
Rent	-10% $-347	-5% $-297	+0% $-247	+5% $-197	+10% $-147
Rate	-1.0pp $-164	-0.5pp $-205	base $-247	+0.5pp $-290	+1.0pp $-333

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	45d	1	0.08mi
936 Poinsettia St San Antonio, TX	2.0	1.0	675	$895	$1.33	16d	1	0.10mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	45d	1	0.11mi
932 Poinsettia St San Antonio, TX	2.0	1.0	800	$945	$1.18	45d	1	0.11mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	45d	1	0.12mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	45d	1	0.15mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	25d	1	0.16mi
819 Larry San Antonio, TX	2.0	1.0	688	$1,149	$1.67	45d	1	0.26mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	4d	1	0.27mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	19d	1	0.28mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	0d	1	0.30mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	45d	1	0.30mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	16d	1	0.30mi
418 Rotary San Antonio, TX	3.0	1.0	624	$1,295	$2.08	6d	1	0.31mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	14d	1	0.31mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	16d	1	0.31mi
414 Rotary San Antonio, TX	2.0	1.0	624	$1,095	$1.75	45d	1	0.32mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	45d	1	0.32mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,039	$1.07	0d	1	0.37mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	25d	1	0.45mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	45d	1	0.48mi
146 Eross San Antonio, TX	2.0	1.0	696	$850	$1.22	0d	1	0.50mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	16d	1	0.53mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	25d	1	0.54mi
1908 Nolan St San Antonio, TX	2.0	1.0	836	$1,049	$1.25	0d	1	0.55mi
1010 Locke St Unit 710 San Antonio, TX	2.0	2.0	950	$871	$0.92	0d	1	0.56mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	45d	1	0.63mi
2654 Dignowity Ave Unit 102 San Antonio, TX	2.0	1.5	980	$1,450	$1.48	45d	1	0.63mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	45d	1	0.66mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	25d	1	0.66mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	16d	1	0.67mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	45d	1	0.76mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	25d	1	0.81mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	45d	1	0.81mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	45d	1	0.82mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	12d	1	0.82mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	16d	1	0.87mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	25d	1	0.87mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	45d	1	0.91mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$973	$1.09	0d	1	0.91mi

Listing history 11 events

1. 2026-06-21
   statusdays on market $165,000 Active Option 18 DOM
2. 2026-06-18
   days on market $165,000 Active 15 DOM
3. 2026-06-17
   days on market $165,000 Active 14 DOM
4. 2026-06-16
   days on market $165,000 Active 13 DOM
5. 2026-06-15
   statusdays on market $165,000 Active 12 DOM
6. 2026-06-13
   days on market $165,000 New 10 DOM
7. 2026-06-09
   days on market $165,000 New 6 DOM
8. 2026-06-08
   days on market $165,000 New 5 DOM
9. 2026-06-07
   days on market $165,000 New 4 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    listed $165,000 New 1 DOM

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,783 · $315/mo
• Projected year-2 tax: $3,783 · $315/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 · 21 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: $15,224
• − Mortgage interest: −$9,243
• − Property taxes: −$3,783
• − Insurance: −$825
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,800
• Taxable loss: −$5,862
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-1,557/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

2 events — show timeline

• 2026-06-03 Listed $165,000 LERA
• 2017-10-17 Sold (Public Records) — Public Records

Property tax history

+12.0%/yr

Latest (2025): $3,783 · -8.7% YoY. Source: county tax records.