439 Vine St · San Antonio, TX 78210

$95,000

2 bd · 1.0 ba · 773 sqft · SingleFamily public records · 498 Days on market

Built 1930 8,380 sqft lot $123/sqft · 43% below area Est $165k · 43% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.3/10.0
• 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

One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

Key facts

• 8,380 sq ft lot
• Built 1930
• Listed 498 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 498 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (median comp): $165,276
• List price: $95,000
• Delta: -42.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Vine	0.15mi	2/1.0	796 (+3%)	20mo	$95,900	$120	71
116 Magendie St	0.13mi	2/1.0	660 (-15%)	17mo	$65,000	$98	55
1012 Porter St	0.18mi	2/1.0	690 (-11%)	23mo	$65,000	$94	54
2117 Virginia Blvd	0.20mi	2/1.0	876 (+13%)	19mo	$95,000	$108	53
1031 E Drexel Ave	0.54mi	2/1.0	810 (+5%)	21mo	$219,900	$271	50
339 Cooper St	0.40mi	2/1.0	665 (-14%)	20mo	$130,000	$195	41

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-7,123
• Equity at exit: $14,165

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,307
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$498
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $164

Break-even live

Break-even rent $977

Max offer price $95,000

Occupancy floor 81%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Clark Ave San Antonio, TX	3.0	2.0	528	$1,250	$2.37	24d	1	0.11mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	44d	1	0.12mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	0.12mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	4d	1	0.13mi
526 Cooper St Unit B San Antonio, TX	1.0	1.0	600	$895	$1.49	44d	1	0.15mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.16mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.17mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.19mi
616 Porter St Unit 618-p San Antonio, TX	1.0	1.0	680	$895	$1.32	4d	1	0.46mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.48mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.53mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	2d	1	0.53mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	44d	1	0.53mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.59mi
926 E Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	850	$975	$1.15	24d	1	0.60mi
1303 Rigsby Ave Unit 610 San Antonio, TX	1.0	1.0	750	$984	$1.31	3d	1	0.61mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	0.61mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.65mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	44d	1	0.69mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	44d	1	0.71mi
843 Rigsby Ave Unit 2 San Antonio, TX	1.0	1.0	600	$1,100	$1.83	24d	1	0.74mi
241 Delmar St San Antonio, TX	2.0	1.0	758	$1,120	$1.48	24d	1	0.77mi
730 Aransas Ave Unit 3 San Antonio, TX	2.0	1.0	800	$975	$1.22	44d	1	0.78mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.78mi
726 Denver Blvd Unit 3 San Antonio, TX	1.0	1.0	525	$865	$1.65	44d	1	0.83mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.84mi
1829 E Highland Blvd San Antonio, TX	2.0	1.0	640	$950	$1.48	44d	1	0.84mi
647 Hammond Ave Unit 201 San Antonio, TX	2.0	1.0	780	$1,110	$1.42	24d	1	0.85mi
647 Hammond Ave San Antonio, TX	2.0	1.0	660	$1,040	$1.58	18d	1	0.85mi
647 Hammond Ave San Antonio, TX	2.0	1.0	780	$1,110	$1.42	20d	1	0.85mi
647 Hammond Ave Unit 101 San Antonio, TX	2.0	1.0	660	$1,040	$1.58	24d	1	0.85mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.89mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.91mi
311 Spriggsdale Ave Unit 610 San Antonio, TX	1.0	1.0	745	$892	$1.20	3d	1	0.91mi
1301 S Palmetto San Antonio, TX	2.0	1.0	836	$1,150	$1.38	4d	1	0.91mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.96mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	12d	1	0.99mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	860	$1,450	$1.69	24d	1	1.00mi
803 Piedmont Ave San Antonio, TX	3.0	1.0	1000	$1,350	$1.35	44d	1	1.00mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	24d	1	1.00mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 498 DOM
2. 2026-06-17
   days on market $95,000 Active 497 DOM
3. 2026-06-16
   days on market $95,000 Active 496 DOM
4. 2026-06-15
   days on market $95,000 Active 495 DOM
5. 2026-06-13
   days on market $95,000 Active 493 DOM
6. 2026-06-09
   days on market $95,000 Active 489 DOM
7. 2026-06-08
   days on market $95,000 Active 488 DOM
8. 2026-06-07
   days on market $95,000 Active 487 DOM
9. 2026-06-04
   days on market $95,000 Active 484 DOM
10. 2026-06-03
    days on market $95,000 Active 483 DOM
11. 2026-06-02
    days on market $95,000 Active 482 DOM
12. 2026-06-01
    days on market $95,000 Active 481 DOM
13. 2026-05-31
    days on market $95,000 Active 480 DOM
14. 2025-02-05
    listed $95,000 New
15. 2019-08-07
    soldstatus
16. 2019-08-06
    soldstatus Sold 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

17. 2019-08-04
    status Pending 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

18. 2019-07-22
    historical Active Option 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

19. 2019-07-02
    price $55,000 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

20. 2019-06-24
    price $62,000 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

21. 2019-06-23
    listed $72,000 New 91-char remark

    Show marketing remark (91 chars)

    One bedroom, one bath home with a .1924 acre lot. 773 sq. ft. per Bexar CAD. Fixer upper.

22. 2012-06-11
    historical
23. 2012-03-16
    listed $29,900
24. 2003-08-18
    soldstatus
25. 1999-12-02
    soldstatus
26. 1994-12-01
    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: $2,807 · $234/mo
• Projected year-2 tax: $2,807 · $234/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 5 d/yr ≥108°F today · 15 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: $14,211
• − Mortgage interest: −$5,321
• − Property taxes: −$2,807
• − Insurance: −$475
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,764
• Taxable income: $571
• Est. tax owed @ 24.0%: −$137
• After-tax cash flow: $1,830/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

+217.7% since first listed

13 events — show timeline

• 2025-02-05 Listed $95,000 LERA
• 2019-08-07 Sold (Public Records) — Public Records
• 2019-08-06 Sold (MLS) — LERA
• 2019-08-04 Pending — LERA
• 2019-07-22 Contingent — LERA
• 2019-07-02 Price Changed $55,000 LERA
• 2019-06-24 Price Changed $62,000 LERA
• 2019-06-23 Listed $72,000 LERA
• 2012-06-11 Listing Removed — LERA
• 2012-03-16 Listed $29,900 LERA
• 2003-08-18 Sold (Public Records) — Public Records
• 1999-12-02 Sold (Public Records) — Public Records
• 1994-12-01 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,807 · +0.0% YoY. Source: county tax records.