1510 Nolan St · San Antonio, TX 78202

$115,000

2 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 47 Days on market

Built 1923 7,013 sqft lot $97/sqft · 62% below area ↓ 42% since listing

---

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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.7/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

Key facts

• 7,013 sq ft lot
• Community pool
• Built 1923

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Neighborhood amenities include pool, tennis, park/playground, jogging trails, BBQ/grill and basketball court

Exterior

• Parking:
• Security:
• Utilities: Water: SAWS / City water; Sewer: SAWS; Gas: CPS; Electricity: CPS; Garbage service: City
• Home design: North-facing; Pre-owned property
• Construction: Wood siding exterior; Composition roof; Approximately 103 years old
• Exterior features: Covered patio; Chain-link fence; Street paved with curbs and sidewalks; Streetlights and alley access; City street

Interior

• Kitchen: Kitchen (approx. 8 x 8)
• Bedrooms: Master bedroom on lower level (approx. 12 x 10); Second bedroom (approx. 12 x 10)
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Natural gas heating
• Interior features: Separate dining room; One living area; Ground-level, no steps; High-speed internet available; City garbage service
• Laundry & utility: All bedrooms downstairs

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Bowden Academy (math 10% / reading 18%, grade F, #4,127 of 4,322 statewide, top 96%, 477 students, 94% FRL, charter); 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 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); 45% 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).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 + 8.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 2.9% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 7.0

CMA / ARV

• ARV (median comp): $299,353
• List price: $115,000
• Delta: -61.58%
• 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
1019 Nolan	0.38mi	3/1.0 (+1)	1,184 (-0%)	2mo	$210,000	$177	76
1719 Dawson St	0.27mi	3/2.0 (+1)	1,210 (+2%)	4mo	$210,000	$174	71
1413 Crockett	0.31mi	1/1.0 (-1)	1,122 (-5%)	4mo	$125,000	$111	68
110 Saint John	0.04mi	3/2.0 (+1)	1,352 (+14%)	6mo	$179,000	$132	60
1048 Gibbs	0.43mi	3/2.0 (+1)	1,280 (+8%)	1mo	$249,000	$195	56
204 Gorman	0.41mi	2/2.0	1,054 (-11%)	3mo	$245,000	$232	56
1410 Paso Hondo	0.74mi	3/2.0 (+1)	1,219 (+3%)	4mo	$159,000	$130	48
822 Potomac	0.47mi	3/1.0 (+1)	1,012 (-15%)	5mo	$79,900	$79	45
2118 Burnet	0.62mi	3/2.5 (+1)	1,088 (-8%)	3mo	$130,000	$119	44
2131 Burnet	0.65mi	3/2.0 (+1)	1,312 (+11%)	4mo	$210,000	$160	39
2055 E Crockett St	0.75mi	3/1.0 (+1)	1,054 (-11%)	5mo	$120,000	$114	37
1341 Paso Hondo	0.68mi	3/2.0 (+1)	1,008 (-15%)	7mo	$239,900	$238	28

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: 31.0%
• Equity multiple: 3.49×
• Total profit: $80,314
• Equity at exit: $103,601

10-year hold

• IRR: 28.7%
• Equity multiple: 8.66×
• Total profit: $246,627
• Equity at exit: $223,420

Cash invested: $32,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$603
• Tax from tax record: −$275 /mo · $3,295/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $162

Break-even live

Break-even rent $1,172

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $227	-5% $194	+0% $162	+5% $129	+10% $97
Rent	-10% $53	-5% $107	+0% $162	+5% $216	+10% $271
Rate	-1.0pp $220	-0.5pp $191	base $162	+0.5pp $132	+1.0pp $102

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	45d	1	0.04mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	12d	1	0.10mi
1615 Nolan St San Antonio, TX	1.0	1.0	978	$1,200	$1.23	12d	1	0.10mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	45d	1	0.16mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	25d	1	0.20mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	45d	1	0.22mi
1225 Burnet St Unit 102 San Antonio, TX	1.0	1.0	1218	$1,200	$0.99	45d	1	0.22mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	25d	1	0.23mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.24mi
721 Potomac San Antonio, TX	1.0	1.0	914	$1,100	$1.20	25d	1	0.27mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	16d	1	0.28mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	45d	1	0.30mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	23d	1	0.30mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	45d	1	0.30mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	25d	1	0.30mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	23d	1	0.32mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	45d	1	0.34mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	45d	1	0.36mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	45d	1	0.38mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	5d	1	0.39mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	16d	1	0.40mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	25d	1	0.40mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	25d	1	0.40mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	25d	1	0.41mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.42mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	23d	1	0.45mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	25d	1	0.45mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	45d	1	0.45mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	25d	1	0.45mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	25d	1	0.47mi
732 Lamar St Unit 1 San Antonio, TX	1.0	1.0	1100	$1,550	$1.41	45d	1	0.51mi
1017 N Mittman St San Antonio, TX	1.0	1.0	726	$910	$1.25	45d	1	0.52mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.54mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	45d	1	0.57mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	25d	1	0.59mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	4d	1	0.60mi
1223 N Walters St Unit 610 San Antonio, TX	1.0	1.0	732	$877	$1.20	4d	1	0.60mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	45d	1	0.62mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	45d	1	0.62mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	21d	1	0.63mi

Listing history 25 events

1. 2026-06-21
   days on market $115,000 Active 47 DOM
2. 2026-06-18
   days on market $115,000 Active 44 DOM
3. 2026-06-17
   days on market $115,000 Active 43 DOM
4. 2026-06-16
   days on market $115,000 Active 42 DOM
5. 2026-06-15
   days on market $115,000 Active 41 DOM
6. 2026-06-13
   days on market $115,000 Active 39 DOM
7. 2026-06-09
   days on market $115,000 Active 35 DOM
8. 2026-06-08
   days on market $115,000 Active 34 DOM
9. 2026-06-07
   days on market $115,000 Active 33 DOM
10. 2026-06-04
    days on market $115,000 Active 30 DOM
11. 2026-06-03
    days on market $115,000 Active 29 DOM
12. 2026-06-02
    days on market $115,000 Active 28 DOM
13. 2026-06-01
    days on market $115,000 Active 27 DOM
14. 2026-05-31
    days on market $115,000 Active 26 DOM
15. 2026-05-05
    listed $115,000 New 790-char remark
16. 2026-04-30
    historical
17. 2026-02-22
    price $115,000
18. 2025-09-12
    price $159,000
19. 2025-04-07
    listed $210,000 New
20. 2023-02-02
    historical

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

21. 2023-01-30
    soldstatus Sold

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

22. 2022-12-18
    status Pending

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

23. 2022-11-06
    price $175,000

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

24. 2022-11-06
    price $155,000

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

25. 2022-11-05
    listed $200,000 New

    Show marketing remark (317 chars)

    Have you been looking for a fixer upper? This home is the one! It will most likely need a new everything, but good things come to those who are willing to put in the work. No need to look any further. The location is amazing! Just minutes from downtown. 2 bedrooms and 1 bath. Do not let this opportunity pass you by!

ⓘ 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: $3,295 · $275/mo
• Projected year-2 tax: $3,295 · $275/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 6 d/yr ≥108°F today · 19 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: $16,517
• − Mortgage interest: −$6,442
• − Property taxes: −$3,295
• − Insurance: −$575
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,345
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,890/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

-42.5% since first listed

11 events — show timeline

• 2026-05-05 Listed $115,000 LERA
• 2026-04-30 Listing Removed — LERA
• 2026-02-22 Price Changed $115,000 LERA
• 2025-09-12 Price Changed $159,000 LERA
• 2025-04-07 Listed $210,000 LERA
• 2023-02-02 Listing Removed — LERA
• 2023-01-30 Sold (MLS) — LERA
• 2022-12-18 Pending — LERA
• 2022-11-06 Price Changed $155,000 LERA
• 2022-11-06 Price Changed $175,000 LERA
• 2022-11-05 Listed $200,000 LERA

Property tax history

+7.9%/yr

Latest (2025): $3,295 · +0.0% YoY. Source: county tax records.