3007 Buena Vis · San Antonio, TX 78207

$69,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 74 Days on market

Built 1940 7,840 sqft lot $57/sqft · 55% below area ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investor opportunity in Prospect Hill! Owner financing is available! This property is a true complete rehab and is being sold as an investor special for buyers ready to take on a full renovation. The home needs extensive work throughout, but it offers strong potential for the right buyer looking to create a cash-flowing rental or value-add resale in an established San Antonio neighborhood with convenient access to downtown, major roadways, and nearby amenities. The city is currently working on massive renovations in the area to make a more desirable, community-oriented neighborhood. It has a huge yard with close access to Our Lady of The Lake University and Elmendorf Lake Park and access to

Key facts

• Huge yard
• Nearby amenities
• 7,840 sq ft lot

Tags

• HUGE YARD
• CONVENIENT ACCESS TO DOWNTOWN
• ESTABLISHED NEIGHBORHOOD
• NEARBY AMENITIES
• ACCESS TO ELMENDORF LAKE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,425/mo this rent would consume 53% 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 $7k of equity ($477 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.06% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.66%
• DSCR: 2.36
• GRM: 4.0

CMA / ARV

• ARV (median comp): $152,255
• List price: $69,000
• Delta: -54.68%
• 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
2710 W Cesar E Chavez	0.37mi	3/2.0	1,190 (-2%)	2mo	$120,000	$101	74
3718 W Martin St	0.38mi	3/2.0	1,236 (+2%)	2mo	$90,000	$73	73
2811 W Travis	0.39mi	3/2.0	1,215 (-0%)	8mo	$189,000	$156	71
3523 W Martin	0.34mi	3/2.0	1,232 (+1%)	8mo	$85,000	$69	71
3430 Commerce	0.25mi	2/1.0 (-1)	1,164 (-4%)	8mo	$49,500	$43	70
3402 W Travis	0.24mi	3/2.0	1,309 (+8%)	7mo	$149,999	$115	66
3011 W Cesar E Chavez	0.23mi	4/3.0 (+1)	1,262 (+4%)	6mo	$149,900	$119	65
2014 Montezuma	0.62mi	3/2.0	1,198 (-2%)	4mo	$179,900	$150	62
819 N Hamilton Ave	0.61mi	3/1.0	1,144 (-6%)	2mo	$55,000	$48	60
3022 EL Paso	0.48mi	3/2.0	1,100 (-10%)	2mo	$99,000	$90	56
4103 W Salinas St	0.71mi	2/1.0 (-1)	1,080 (-11%)	0mo	$95,000	$88	43
146 Leroux	0.75mi	2/2.0 (-1)	1,110 (-9%)	2mo	$174,998	$158	40

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: 51.1%
• Equity multiple: 4.95×
• Total profit: $76,234
• Equity at exit: $62,161

10-year hold

• IRR: 47.0%
• Equity multiple: 12.25×
• Total profit: $217,420
• Equity at exit: $134,052

Cash invested: $19,320 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$362
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $494

Break-even live

Break-even rent $800

Max offer price $69,000

Occupancy floor 60%

Sensitivity live

Price	-10% $533	-5% $513	+0% $494	+5% $474	+10% $454
Rent	-10% $381	-5% $437	+0% $494	+5% $550	+10% $606
Rate	-1.0pp $528	-0.5pp $511	base $494	+0.5pp $476	+1.0pp $457

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.30mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.31mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.37mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	45d	1	0.40mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.48mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	25d	1	0.48mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.61mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	45d	1	0.62mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	0.62mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.66mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	3d	1	0.81mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	25d	1	0.83mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.85mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	0.85mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.87mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	0.87mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	45d	1	0.93mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.99mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	45d	1	1.01mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	45d	1	1.02mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	23d	1	1.06mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	25d	1	1.08mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	45d	1	1.08mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	1.10mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	1.12mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.26mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	1.29mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	1.32mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	4d	1	1.34mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.36mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	23d	1	1.46mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	5d	1	1.46mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	1.47mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 74 DOM
2. 2026-06-18
   days on market $69,000 Active 71 DOM
3. 2026-06-17
   days on market $69,000 Active 70 DOM
4. 2026-06-16
   days on market $69,000 Active 69 DOM
5. 2026-06-15
   days on market $69,000 Active 68 DOM
6. 2026-06-13
   days on market $69,000 Active 66 DOM
7. 2026-06-09
   days on market $69,000 Active 62 DOM
8. 2026-06-08
   days on market $69,000 Active 61 DOM
9. 2026-06-07
   days on market $69,000 Active 60 DOM
10. 2026-06-04
    days on market $69,000 Active 57 DOM
11. 2026-06-03
    days on market $69,000 Active 56 DOM
12. 2026-06-02
    days on market $69,000 Active 55 DOM
13. 2026-06-01
    days on market $69,000 Active 54 DOM
14. 2026-05-31
    statusdays on market $69,000 Active 53 DOM
15. 2026-05-09
    status Pending
16. 2026-05-09
    historical
17. 2026-04-15
    price $69,000
18. 2026-04-07
    status Back on Market
19. 2026-04-03
    historical Active Option
20. 2026-03-28
    listed $77,000 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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/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 6/10 Major 77% 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: $17,094
• − Mortgage interest: −$3,865
• − Property taxes: −$2,895
• − Insurance: −$345
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,007
• Taxable income: $5,247
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,663/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

-10.4% since first listed

6 events — show timeline

• 2026-05-09 Pending — LERA
• 2026-05-09 Listing Removed — LERA
• 2026-04-15 Price Changed $69,000 LERA
• 2026-04-07 Relisted — LERA
• 2026-04-03 Contingent — LERA
• 2026-03-28 Listed $77,000 LERA

Property tax history

+6.4%/yr

Latest (2025): $2,895 · -3.9% YoY. Source: county tax records.