525 Saltillo · San Antonio, TX 78207

$85,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 254 Days on market

Built 1980 3,998 sqft lot $105/sqft · 19% below area Est $105k · 19% under ↓ 8% since listing

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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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Attention Builders/Investors: Here is a great project ready for you to pick up and finish. The seller already purchased the HVAC but has not yet installed it. Air ducts are in place. The seller also installed new hardywood plank siding, stone on the front exterior, and the roof shingles. Some of the old lumber has been replaced with new boards. The sale includes some drywall and other materials. Great starter home or rental.

Key facts

• Drywall included
• Hvac installed
• Stone front exterior

Tags

• HVAC INSTALLED
• AIR DUCTS IN PLACE
• HARDYWOOD PLANK SIDING
• STONE FRONT EXTERIOR
• NEW BOARDS REPLACED
• DRYWALL INCLUDED

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 $340 ($4k/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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 (+7.7%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,242/mo this rent would consume 46% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 254 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.46% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 5.7

CMA / ARV

• ARV (median comp): $105,135
• List price: $85,000
• Delta: -19.15%
• 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
206 Mercedes	0.41mi	2/1.0	809 (-0%)	2mo	$87,500	$108	79
305 Jean St	0.21mi	3/1.0 (+1)	825 (+2%)	9mo	$199,999	$242	75
602 Chihuahua St	0.39mi	2/1.0	783 (-3%)	3mo	$125,000	$160	74
315 Jean St	0.24mi	3/1.5 (+1)	841 (+4%)	5mo	$139,998	$166	71
158 Burbank	0.56mi	2/1.0	816 (+1%)	14mo	$100,000	$123	61
406 Floyd	0.58mi	2/1.0	875 (+8%)	4mo	$159,900	$183	56
102 Noria	0.44mi	2/1.0	694 (-14%)	2mo	$49,900	$72	54
506 Elvira St	0.68mi	1/1.5 (-1)	772 (-5%)	1mo	$98,900	$128	53
235 Noria St	0.54mi	3/1.0 (+1)	728 (-10%)	4mo	$130,000	$179	50
1815 Vera Cruz	0.60mi	2/1.0	768 (-5%)	17mo	$109,900	$143	49
227 Noria St	0.53mi	2/1.0	696 (-14%)	4mo	$55,000	$79	49
427 Floyd Ave	0.57mi	2/1.0	884 (+9%)	17mo	$89,900	$102	44

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: 39.6%
• Equity multiple: 4.12×
• Total profit: $74,185
• Equity at exit: $76,575

10-year hold

• IRR: 36.1%
• Equity multiple: 10.11×
• Total profit: $216,730
• 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: 165
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$446
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $340

Break-even live

Break-even rent $812

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $388	-5% $364	+0% $340	+5% $316	+10% $292
Rent	-10% $242	-5% $291	+0% $340	+5% $389	+10% $438
Rate	-1.0pp $383	-0.5pp $361	base $340	+0.5pp $318	+1.0pp $295

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	0.25mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	0.39mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	0.42mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	4d	1	0.43mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	4d	1	0.43mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	3d	28	0.56mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	0.60mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	45d	1	0.62mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	0.69mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	4d	1	0.69mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	45d	1	0.76mi
939 S Frio St Unit 294 San Antonio, TX	1.0	1.0	664	$1,009	$1.52	12d	1	0.79mi
939 S Frio St Unit 1294 San Antonio, TX	1.0	1.0	630	$977	$1.55	4d	1	0.79mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	4d	1	0.79mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	4d	1	0.81mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	4d	1	0.81mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	3d	32	0.81mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	0.84mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	19d	1	0.84mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	0.86mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.89mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	0.90mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.90mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	45d	1	0.92mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	45d	1	0.92mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	17d	1	0.93mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	0.96mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	0.96mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	0.96mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	25d	1	1.01mi
127 Clay #2 San Antonio, TX	1.0	1.0	936	$1,250	$1.34	45d	1	1.02mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	3d	1	1.05mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	3d	20	1.06mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	45d	1	1.06mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	1.06mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	5d	1	1.06mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	21d	1	1.06mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	1.08mi
831 S Flores St San Antonio, TX	1.0	1.0	760	$850	$1.12	25d	1	1.12mi
831 S Flores St San Antonio, TX	1.0	1.0	796	$1,305	$1.64	45d	1	1.12mi

Listing history 26 events

1. 2026-06-21
   days on market $85,000 Active 254 DOM
2. 2026-06-18
   days on market $85,000 Active 251 DOM
3. 2026-06-17
   days on market $85,000 Active 250 DOM
4. 2026-06-16
   days on market $85,000 Active 249 DOM
5. 2026-06-15
   days on market $85,000 Active 248 DOM
6. 2026-06-13
   days on market $85,000 Active 246 DOM
7. 2026-06-09
   days on market $85,000 Active 242 DOM
8. 2026-06-08
   days on market $85,000 Active 241 DOM
9. 2026-06-07
   days on market $85,000 Active 240 DOM
10. 2026-06-04
    days on market $85,000 Active 237 DOM
11. 2026-06-03
    days on market $85,000 Active 236 DOM
12. 2026-06-02
    days on market $85,000 Active 235 DOM
13. 2026-06-01
    days on market $85,000 Active 234 DOM
14. 2026-05-31
    days on market $85,000 Active 233 DOM
15. 2025-12-30
    price $85,000 428-char remark

    Show marketing remark (428 chars)

    Attention Builders/Investors: Here is a great project ready for you to pick up and finish. The seller already purchased the HVAC but has not yet installed it. Air ducts are in place. The seller also installed new hardywood plank siding, stone on the front exterior, and the roof shingles. Some of the old lumber has been replaced with new boards. The sale includes some drywall and other materials. Great starter home or rental.

16. 2025-11-04
    price $92,000 428-char remark

    Show marketing remark (428 chars)

    Attention Builders/Investors: Here is a great project ready for you to pick up and finish. The seller already purchased the HVAC but has not yet installed it. Air ducts are in place. The seller also installed new hardywood plank siding, stone on the front exterior, and the roof shingles. Some of the old lumber has been replaced with new boards. The sale includes some drywall and other materials. Great starter home or rental.

17. 2025-10-10
    listed $100,000 New 428-char remark

    Show marketing remark (428 chars)

    Attention Builders/Investors: Here is a great project ready for you to pick up and finish. The seller already purchased the HVAC but has not yet installed it. Air ducts are in place. The seller also installed new hardywood plank siding, stone on the front exterior, and the roof shingles. Some of the old lumber has been replaced with new boards. The sale includes some drywall and other materials. Great starter home or rental.

18. 2024-12-16
    soldstatus Sold
19. 2024-12-16
    soldstatus
20. 2024-11-08
    status Pending
21. 2024-11-08
    historical Active Option
22. 2024-11-08
    status Back on Market
23. 2024-11-08
    historical
24. 2024-10-30
    historical Active Option
25. 2024-10-16
    price $79,000
26. 2024-09-28
    listed $92,000 New

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $1,925 · $160/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 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: $14,908
• − Mortgage interest: −$4,761
• − Property taxes: −$1,925
• − Insurance: −$425
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,473
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,373/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

-7.6% since first listed

12 events — show timeline

• 2025-12-30 Price Changed $85,000 LERA
• 2025-11-04 Price Changed $92,000 LERA
• 2025-10-10 Listed $100,000 LERA
• 2024-12-16 Sold (MLS) — LERA
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-11-08 Pending — LERA
• 2024-11-08 Contingent — LERA
• 2024-11-08 Relisted — LERA
• 2024-11-08 Listing Removed — LERA
• 2024-10-30 Contingent — LERA
• 2024-10-16 Price Changed $79,000 LERA
• 2024-09-28 Listed $92,000 LERA

Property tax history

+4.6%/yr

Latest (2025): $1,925 · -23.6% YoY. Source: county tax records.