136 E High Ave · San Antonio, TX 78210

$78,500

3 bd · 1.0 ba · 1,545 sqft · SingleFamily public records · 91 Days on market

Built 1916 6,551 sqft lot $51/sqft · 67% below area ↓ 29% 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
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL! Great rehab opportunity in the heart of San Antonio.

Key facts

• 6,551 sq ft lot
• Built 1916
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: 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).
• This rent runs 41% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $71,435 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.42% ✓
• Cap rate: 20.97%
• Cash-on-cash: 52.43%
• DSCR: 3.33
• GRM: 3.4

CMA / ARV

• ARV (median comp): $238,641
• List price: $78,500
• Delta: -67.11%
• 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
246 High Ave	0.13mi	3/3.0	1,494 (-3%)	7mo	$249,900	$167	75
628 Essex	0.36mi	3/2.0	1,568 (+2%)	4mo	$324,900	$207	74
534 Kayton	0.55mi	3/2.0	1,512 (-2%)	1mo	$89,000	$59	66
923. Saint Anthony	0.52mi	2/3.0 (-1)	1,536 (-1%)	1mo	$134,900	$88	62
323 Roseborough	0.44mi	3/2.0	1,664 (+8%)	3mo	$175,000	$105	60
211 Bailey Ave	0.49mi	3/2.0	1,454 (-6%)	6mo	$379,000	$261	59
1119 Mckinley Ave	0.65mi	3/2.0	1,492 (-3%)	3mo	$299,500	$201	58
111 Bailey	0.48mi	3/2.0	1,699 (+10%)	7mo	$365,000	$215	51
223 Porter	0.45mi	4/2.0 (+1)	1,383 (-10%)	2mo	$134,900	$98	51
501 Indiana	0.56mi	3/2.0	1,726 (+12%)	1mo	$180,000	$104	50
828 Virginia Blvd	0.65mi	3/2.0	1,347 (-13%)	4mo	$175,000	$130	40
1118 Mckinley	0.68mi	2/2.0 (-1)	1,401 (-9%)	7mo	$218,000	$156	38

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: 48.2%
• Equity multiple: 3.04×
• Total profit: $44,845
• Equity at exit: $11,705

10-year hold

• IRR: 53.0%
• Equity multiple: 5.71×
• Total profit: $103,615
• Equity at exit: $6,787

Cash invested: $21,980 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$412
• Tax est. 1.5%: −$98 /mo · $1,178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $960

Break-even live

Break-even rent $687

Max offer price $78,500

Occupancy floor 45%

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1726 S Olive St San Antonio, TX	3.0	3.5	2015	$2,800	$1.39	23d	1	0.08mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	43d	1	0.13mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	23d	1	0.28mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	0.28mi
1146 S Olive St San Antonio, TX	2.0	2.0	1276	$1,800	$1.41	4d	1	0.33mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	23d	1	0.38mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	17d	1	0.43mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	23d	1	0.44mi
827 Florida St Unit 101 San Antonio, TX	3.0	2.5	1426	$1,950	$1.37	43d	1	0.46mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	23d	1	0.47mi
102 Bailey Ave Unit 1 San Antonio, TX	2.0	1.0	2112	$1,000	$0.47	4d	1	0.49mi
1021 S Hackberry St Unit 201 San Antonio, TX	3.0	3.5	1747	$2,950	$1.69	43d	1	0.51mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.52mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	23d	1	0.52mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	23d	1	0.52mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1280	$1,950	$1.52	17d	1	0.53mi
1107 S Cherry St San Antonio, TX	2.0	1.5	1104	$1,950	$1.77	43d	1	0.53mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	43d	1	0.56mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	43d	1	0.60mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	23d	1	0.61mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	1d	1	0.61mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	43d	1	0.62mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.63mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	43d	1	0.65mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	4d	1	0.65mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	14d	1	0.67mi
415 Florida St San Antonio, TX	3.0	2.0	1333	$2,799	$2.10	20d	1	0.69mi
419 Cactus St Unit 102 San Antonio, TX	2.0	1.5	1091	$1,750	$1.60	43d	1	0.70mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	43d	1	0.70mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	23d	1	0.72mi
228 Lotus St Unit 201 San Antonio, TX	3.0	2.0	1700	$1,900	$1.12	12d	1	0.73mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	2d	1	0.73mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	3.5	1500	$1,800	$1.20	4d	1	0.73mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	12d	1	0.73mi
718 S Pine St San Antonio, TX	2.0	2.0	1213	$1,650	$1.36	4d	1	0.73mi
707 S Olive St Unit B San Antonio, TX	3.0	2.0	2054	$1,500	$0.73	44d	1	0.74mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	17d	1	0.74mi
326 Cactus St San Antonio, TX	3.0	2.5	2059	$2,500	$1.21	23d	1	0.78mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	43d	1	0.79mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	43d	1	0.79mi

Listing history 7 events

1. 2026-06-01
   days on market $78,500 Active 91 DOM
2. 2026-05-31
   days on market $78,500 Active 90 DOM
3. 2026-05-11
   price $85,000 71-char remark

   Show marketing remark (71 chars)

   INVESTOR SPECIAL! Great rehab opportunity in the heart of San Antonio.

4. 2026-03-23
   price $89,000 71-char remark

   Show marketing remark (71 chars)

   INVESTOR SPECIAL! Great rehab opportunity in the heart of San Antonio.

5. 2026-03-17
   price $103,500 71-char remark

   Show marketing remark (71 chars)

   INVESTOR SPECIAL! Great rehab opportunity in the heart of San Antonio.

6. 2026-03-02
   listed $119,000 Active 71-char remark

   Show marketing remark (71 chars)

   INVESTOR SPECIAL! Great rehab opportunity in the heart of San Antonio.

7. 2023-04-05
   soldstatus

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

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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,827
• − Mortgage interest: −$4,397
• − Property taxes: −$1,178
• − Insurance: −$392
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$2,284
• Taxable income: $10,924
• Est. tax owed @ 24.0%: −$2,622
• After-tax cash flow: $8,902/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

-28.6% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $85,000 HARMLS
• 2026-03-23 Price Changed $89,000 HARMLS
• 2026-03-17 Price Changed $103,500 HARMLS
• 2026-03-02 Listed $119,000 HARMLS
• 2023-04-05 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $4,696 · -2.7% YoY. Source: county tax records.