806 S San Dario Ave · San Antonio, TX 78237-2945

$59,999

3 bd · 1.0 ba · 901 sqft · SingleFamily public records · 785 Days on market

Built 1940 6,534 sqft lot ↓ 33% 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
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Welcome to 806 S San Dario Ave! This single-family home contains 901 Sq. Ft. of living space and is tucked away in a great location. It boasts 2 spacious bedrooms and 1 bathroom. It does need a bit of fixing up and TLC, but it can easily be transformed into a terrific place that you and your family can have a home. This property has updates including foundation repairs and a brand-new roof. The location is incredibly close to Commerce St which will give you easy access to HWY 151 and other main highways. Downtown San Antonio is also just minutes away! Don't wait on this great investment.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision: LAWN

Exterior

• Parking: Side-entry parking
• Utilities: City water/sewer
• Home design: Pre-owned property; Approximate age: 86 years
• Construction: Composition roof
• Exterior features: Wood and siding exterior

Interior

• Kitchen: Kitchen approximately 10 x 12
• Bedrooms: Master bedroom on lower level (12 x 12); Second bedroom (10 x 10)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); Other air conditioning (see remarks)
• Interior features: Living/dining room combination; All bedrooms located downstairs

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: crime F.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Las Palmas Leadership School For Girls (229 students, 91% FRL, charter) — zoned schools average 91% FRL vs 24% district-wide (66 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 785 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $50k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $52,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 785 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 1940 — 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: 2.28% ✓
• Cap rate: 19.76%
• Cash-on-cash: 48.10%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 53.3%
• Equity multiple: 3.98×
• Total profit: $50,132
• Equity at exit: $26,978

10-year hold

• IRR: 52.9%
• Equity multiple: 8.05×
• Total profit: $118,396
• Equity at exit: $41,577

Cash invested: $16,800 (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 78237-2945

• Active inventory: 1
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $673

Break-even live

Break-even rent $519

Max offer price $59,999

Occupancy floor 46%

Sensitivity live

Price	-10% $707	-5% $690	+0% $673	+5% $656	+10% $639
Rent	-10% $565	-5% $619	+0% $673	+5% $728	+10% $782
Rate	-1.0pp $704	-0.5pp $689	base $673	+0.5pp $658	+1.0pp $642

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	44d	1	1.36mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,099	$1.01	2d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $59,999 Active 785 DOM
2. 2026-06-18
   days on market $59,999 Active 783 DOM
3. 2026-06-17
   days on market $59,999 Active 782 DOM
4. 2026-06-16
   days on market $59,999 Active 781 DOM
5. 2026-06-15
   days on market $59,999 Active 780 DOM
6. 2026-06-13
   days on market $59,999 Active 778 DOM
7. 2026-06-12
   days on market $59,999 Active 777 DOM
8. 2026-06-09
   days on market $59,999 Active 774 DOM
9. 2026-06-08
   days on market $59,999 Active 773 DOM
10. 2026-06-08
    days on market $59,999 Active 772 DOM
11. 2026-06-07
    days on market $59,999 Active 771 DOM
12. 2026-06-03
    days on market $59,999 Active 768 DOM
13. 2026-06-02
    days on market $59,999 Active 767 DOM
14. 2026-06-01
    days on market $59,999 Active 766 DOM
15. 2026-05-31
    remarks 594-char remark
16. 2026-05-31
    listed $59,999 Active 765 DOM

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $1,098 · $91/mo
• Expected delta: +$258/yr (+$21/mo · 30.6%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,451
• − Mortgage interest: −$3,361
• − Property taxes: −$840
• − Insurance: −$300
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,745
• Taxable income: $7,572
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $6,263/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-32.6% since first listed

9 events — show timeline

• 2026-03-26 Price Changed $59,999 LERA
• 2026-03-25 Relisted — LERA
• 2024-01-10 Listing Removed — HARMLS
• 2023-10-18 Listed $109,999 HARMLS
• 2023-05-05 Listing Removed — LERA
• 2022-10-13 Price Changed $136,999 LERA
• 2022-06-24 Relisted — LERA
• 2022-05-25 Pending — LERA
• 2021-05-07 Listed $88,999 LERA

Property tax history

-1.3%/yr

Latest (2025): $840 · -45.6% YoY. Source: county tax records.