234 Doolittle St · San Antonio, TX 78211

$116,399

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 431 Days on market

Built 1954 7,300 sqft lot $77/sqft · 46% below area Est $215k · 46% under ↓ 3% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. Don't let this promising opportunity slip away!

Key facts

• 7,300 sq ft lot
• 2 garage spots
• Built 1954

Tags

• SHORT DRIVE TO DOWNTOWN SA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 162 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $282 of equity ($805 loan paydown + $-523 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 431 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $102,431 (12.0% below list)

Questions for the listing agent

1. It's been on market 431 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 1954 — 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: 1.37% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.1

CMA / ARV

• ARV (median comp): $214,740
• List price: $116,399
• Delta: -45.80%
• 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
147 Bradley	0.18mi	3/2.0	1,439 (-5%)	2mo	$205,000	$142	81
322 Spaatz	0.15mi	3/2.0	1,391 (-8%)	4mo	$254,900	$183	75
3386 Aragon Dr	0.59mi	3/2.0	1,557 (+3%)	2mo	$140,000	$90	67
218 Spaatz St	0.06mi	3/2.0	1,292 (-15%)	17mo	$235,000	$182	58
9135 Ozalid	0.45mi	3/2.0	1,298 (-14%)	6mo	$205,000	$158	50
3218 Coconino Dr	0.41mi	3/1.5	1,324 (-13%)	12mo	$190,000	$144	48
3315 Avoca Dr	0.69mi	3/2.0	1,430 (-6%)	15mo	$250,000	$175	46
2223 Abacus St	0.67mi	4/2.0 (+1)	1,496 (-1%)	20mo	$219,700	$147	45
3258 Twining	0.60mi	4/2.0 (+1)	1,357 (-10%)	12mo	$190,000	$140	40
3102 Coconino Dr	0.41mi	3/1.5	1,287 (-15%)	21mo	$219,000	$170	36
3002 Kiowa St	0.75mi	4/2.0 (+1)	1,564 (+3%)	23mo	$150,000	$96	36
2519 Patron	0.74mi	3/2.0	1,310 (-14%)	13mo	$215,000	$164	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.68×
• Total profit: $22,058
• Equity at exit: $31,208

10-year hold

• IRR: 19.6%
• Equity multiple: 3.08×
• Total profit: $67,808
• Equity at exit: $35,505

Cash invested: $32,592 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$610
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $437

Break-even live

Break-even rent $1,043

Max offer price $116,399

Occupancy floor 68%

Sensitivity live

Price	-10% $503	-5% $470	+0% $437	+5% $405	+10% $372
Rent	-10% $311	-5% $374	+0% $437	+5% $501	+10% $564
Rate	-1.0pp $496	-0.5pp $467	base $437	+0.5pp $407	+1.0pp $377

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: $29,100
• Closing costs: $3,492
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9018 Chaminade Dr San Antonio, TX	3.0	1.5	1056	$1,675	$1.59	45d	1	0.60mi
3439 Twining Dr San Antonio, TX	3.0	1.0	1124	$1,500	$1.33	19d	1	0.67mi
3723 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	45d	1	0.72mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	19d	1	0.73mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	5d	1	0.73mi
3811 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	45d	1	0.76mi
9306 Somers Bnd San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	25d	1	0.81mi
3727 Aragon Dr San Antonio, TX	3.0	1.0	1060	$1,400	$1.32	45d	1	0.83mi
9334 Somers Bnd San Antonio, TX	3.0	2.5	1272	$1,515	$1.19	5d	1	0.84mi
9402 Somers Bnd San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	12d	1	0.85mi
9435 Dogwood Hl San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	45d	1	0.86mi
9407 Somers Bnd San Antonio, TX	3.0	2.5	1310	$1,525	$1.16	25d	1	0.87mi
9422 Somers Bnd San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	45d	1	0.87mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	17d	1	0.89mi
4007 Somers Crst San Antonio, TX	3.0	2.0	1242	$1,525	$1.23	5d	1	0.89mi
9427 Somers Bnd San Antonio, TX	3.0	2.5	1950	$1,650	$0.85	45d	1	0.90mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	4d	26	0.91mi
9419 Trap Rock Dr San Antonio, TX	4.0	2.5	2126	$1,750	$0.82	5d	1	0.93mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	0.93mi
9419 Graze Br San Antonio, TX	3.0	2.0	1242	$1,550	$1.25	19d	1	0.97mi
9257 Somerset Rd Unit 710 San Antonio, TX	2.0	2.0	1133	$1,173	$1.04	4d	1	1.00mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	45d	1	1.04mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	25d	1	1.04mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	23d	1	1.04mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	17d	1	1.04mi
3810 Kurz Plz S San Antonio, TX	3.0	2.0	1266	$550	$0.43	25d	1	1.07mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	12d	1	1.08mi
3911 Bates Pl San Antonio, TX	3.0	2.0	1200	$1,450	$1.21	25d	1	1.11mi
3910 Poteet Pl San Antonio, TX	4.0	2.0	1880	$1,525	$0.81	45d	1	1.11mi
1243 Gillette Blvd San Antonio, TX	3.0	2.0	1456	$1,500	$1.03	25d	1	1.15mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	45d	1	1.22mi
9122 Campbell Way San Antonio, TX	3.0	2.0	1354	$1,495	$1.10	4d	1	1.26mi
4039 Imogene Ivy San Antonio, TX	3.0	2.0	1200	$1,550	$1.29	25d	1	1.26mi
4111 Imogene Ivy San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	4d	1	1.31mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	25d	1	1.32mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	3d	2	1.33mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	5d	1	1.34mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	1.35mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	5d	1	1.36mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	1.37mi

Listing history 21 events

1. 2026-06-21
   days on market $116,399 Active 431 DOM
2. 2026-06-18
   days on market $116,399 Active 428 DOM
3. 2026-06-17
   days on market $116,399 Active 427 DOM
4. 2026-06-16
   days on market $116,399 Active 426 DOM
5. 2026-06-15
   days on market $116,399 Active 425 DOM
6. 2026-06-13
   days on market $116,399 Active 423 DOM
7. 2026-06-09
   days on market $116,399 Active 419 DOM
8. 2026-06-08
   days on market $116,399 Active 418 DOM
9. 2026-06-07
   days on market $116,399 Active 417 DOM
10. 2026-06-04
    days on market $116,399 Active 414 DOM
11. 2026-06-03
    days on market $116,399 Active 413 DOM
12. 2026-06-02
    days on market $116,399 Active 412 DOM
13. 2026-06-01
    days on market $116,399 Active 411 DOM
14. 2026-05-31
    days on market $116,399 Active 410 DOM
15. 2025-06-25
    status Back on Market 644-char remark

    Show marketing remark (644 chars)

    Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. Don't let this promising opportunity slip away!

16. 2025-04-30
    historical 644-char remark

    Show marketing remark (644 chars)

    Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. Don't let this promising opportunity slip away!

17. 2025-04-16
    listed $116,399 Active 842-char remark

    Show marketing remark (842 chars)

    INSIDE 410 LOOP! Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that can may be able to put the deed in your name and make this your dream home.

18. 2024-09-12
    price $116,399 644-char remark

    Show marketing remark (644 chars)

    Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. Don't let this promising opportunity slip away!

19. 2024-04-24
    listed $119,999 New 644-char remark

    Show marketing remark (644 chars)

    Discover this quaint 3-bedroom home in San Antonio, TX, tucked just inside the 410 Loop, awaiting your personal touch! Perfectly suited for those eager to invest in their first home and infuse it with their unique style. While the interior may require some renovation, its close proximity to major highways ensures easy exploration of the city. Positioned in a coveted location, you'll enjoy convenient access to all that San Antonio has to offer. Just down the street from South Park Mall and a short drive to downtown SA, where historical landmarks, upscale dining, and vibrant nightlife await. Don't let this promising opportunity slip away!

20. 2020-05-06
    soldstatus
21. 2020-05-06
    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: $1,985 · $165/mo
• Projected year-2 tax: $2,130 · $178/mo
• Expected delta: +$145/yr (+$12/mo · 7.3%)

ⓘ 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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,166
• − Mortgage interest: −$6,520
• − Property taxes: −$1,985
• − Insurance: −$582
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,386
• Taxable income: $3,626
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $4,379/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

-3.0% since first listed

7 events — show timeline

• 2025-06-25 Relisted — LERA
• 2025-04-30 Listing Removed — LERA
• 2025-04-16 Listed $116,399 HARMLS
• 2024-09-12 Price Changed $116,399 LERA
• 2024-04-24 Listed $119,999 LERA
• 2020-05-06 Sold (Public Records) — Public Records
• 2020-05-06 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,985 · -40.7% YoY. Source: county tax records.