910 Lamar St · San Antonio, TX 78202

$209,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 47 Days on market

Built 1941 9,496 sqft lot $199/sqft · 15% below area Est $246k · 15% under

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Why this score? — see what drove the D 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).

• ARV discount +14.1/15.0
• Appreciation +10.0/10.0
• Cash flow +4.6/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

THIS PROPERTY IS A HUD HOME AND IS SUBJECT TO HUD REGULATIONS AND BIDDINGPROCEDURES AND IS OFFERED ON AN 'AS IS' BASIS 'TOGETHER WITH ALL FAULTS!'*PARTICIPATING BROKERS MAY RECEIVE A COMMISSION OF UP TO 5%. THIS PROPERTYIS NOT INSURABLE BY HUD. BIDDING PROCEDURES ARE AVAILABLE ONLINE ATWWW.FIRSTPRESTON.COM

Key facts

• New metal roof
• Newly painted
• Quiet area

Tags

• QUIET AREA
• NEWLY PAINTED
• NEW METAL ROOF

Property features AI

Finance

• Other: Possession at closing/funding; Not a short sale; For sale
• HOA & community: Located in Dignowity Hill Historic District

Exterior

• Utilities: City water and sewer; Electricity provided by CPS
• Home design: Pre-owned home; Approximately 85 years old
• Construction: Metal roof
• Exterior features: Asbestos shingle and siding exterior

Interior

• Kitchen: Kitchen (16 x 10); Stove/Range
• Bedrooms: Master bedroom on lower level (11 x 13); Bedroom 2 (11 x 13); Bedroom 3 (13 x 7)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating (electric); Multiple window air conditioning units (2 or more)
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range included; Single living area; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.8% below list).
• Recommended offer: $126k (40.2% below list) — sets the bar for cash-flow.

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: Lamar El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 297 students, 72% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools at 84% FRL track the district average.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k 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 ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 3.0% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,611 (40.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.82%
• DSCR: 0.52
• GRM: 11.7

CMA / ARV

• ARV (median comp): $245,798
• List price: $209,900
• Delta: -14.60%
• 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
204 Gorman	0.33mi	2/2.0	1,054 (-0%)	3mo	$245,000	$232	78
815 Burnet St	0.30mi	2/1.0	1,000 (-5%)	0mo	$299,900	$300	77
1413 Burnet	0.32mi	2/2.0	1,005 (-5%)	4mo	$250,000	$249	69
132 Sharer	0.41mi	3/1.0 (+1)	1,098 (+4%)	4mo	$120,000	$109	66
1019 Nolan	0.25mi	3/1.0 (+1)	1,184 (+12%)	2mo	$210,000	$177	62
1717 Rogers	0.65mi	2/1.0	1,080 (+2%)	6mo	$165,000	$153	61
426 N Monumental St	0.46mi	2/1.5	960 (-9%)	2mo	$209,000	$218	60
1413 Crockett	0.51mi	1/1.0 (-1)	1,122 (+6%)	4mo	$125,000	$111	58
342 Canton	0.66mi	2/1.0	990 (-6%)	5mo	$130,000	$131	55
906 E Carson St	0.74mi	2/1.0	1,178 (+12%)	2mo	$307,000	$261	44
2259 N Interstate 35	0.74mi	3/1.0 (+1)	1,198 (+13%)	4mo	$124,200	$104	35
1719 Dawson St	0.65mi	3/2.0 (+1)	1,210 (+15%)	4mo	$210,000	$174	33

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: 18.2%
• Equity multiple: 2.51×
• Total profit: $88,639
• Equity at exit: $189,095

10-year hold

• IRR: 18.2%
• Equity multiple: 6.23×
• Total profit: $307,521
• Equity at exit: $407,790

Cash invested: $58,772 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$523 /mo · $6,281/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-530

Break-even live

Break-even rent $2,167

Max offer price $125,611

Occupancy floor —

Sensitivity live

Price	-10% $-411	-5% $-471	+0% $-530	+5% $-590	+10% $-649
Rent	-10% $-648	-5% $-589	+0% $-530	+5% $-471	+10% $-412
Rate	-1.0pp $-424	-0.5pp $-477	base $-530	+0.5pp $-585	+1.0pp $-640

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Lamar St Unit 1 San Antonio, TX	1.0	1.0	1100	$1,550	$1.41	45d	1	0.11mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	45d	1	0.14mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	45d	1	0.17mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	45d	1	0.19mi
1225 Burnet St Unit 102 San Antonio, TX	1.0	1.0	1218	$1,200	$0.99	45d	1	0.19mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	25d	1	0.20mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	45d	1	0.34mi
1123 N Olive St San Antonio, TX	2.0	1.0	840	$1,600	$1.90	25d	1	0.36mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	6d	1	0.38mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	25d	1	0.40mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	45d	1	0.42mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	45d	1	0.42mi
1615 Nolan St San Antonio, TX	1.0	1.0	978	$1,200	$1.23	13d	1	0.46mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	13d	1	0.46mi
1411 Lamar St San Antonio, TX	2.0	1.0	700	$1,125	$1.61	45d	1	0.47mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	45d	1	0.50mi
1521 Hays St Unit A San Antonio, TX	1.0	1.0	1322	$875	$0.66	25d	1	0.50mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	25d	1	0.50mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	25d	1	0.54mi
704 N Cherry St Unit 704 San Antonio, TX	2.0	2.5	1200	$1,800	$1.50	45d	1	0.55mi
1931 N Interstate 35 San Antonio, TX	1.0	1.0	1468	$660	$0.45	25d	1	0.58mi
1931 Interstate 35 Unit 35 San Antonio, TX	1.0	1.0	1468	$780	$0.53	45d	1	0.58mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	23d	1	0.59mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	45d	1	0.59mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	25d	1	0.59mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	25d	1	0.59mi
431 N Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	16d	1	0.59mi
1116 Muncey St Unit 1 San Antonio, TX	3.0	2.0	896	$1,600	$1.79	45d	1	0.60mi
1116 Muncey St Unit 2 San Antonio, TX	3.0	2.0	896	$1,500	$1.67	18d	1	0.60mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	45d	1	0.61mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	23d	1	0.61mi
1121 Willow St San Antonio, TX	2.0	1.0	900	$1,000	$1.11	45d	1	0.61mi
721 Potomac San Antonio, TX	1.0	1.0	914	$1,100	$1.20	25d	1	0.63mi
118 Glorietta San Antonio, TX	1.0	1.0	913	$1,600	$1.75	6d	1	0.63mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	45d	1	0.66mi
1606 N Hackberry St #102 San Antonio, TX	2.0	2.5	1474	$2,500	$1.70	13d	1	0.67mi
438 Gulf St San Antonio, TX	2.0	1.0	799	$975	$1.22	16d	1	0.68mi
1617 E Commerce St San Antonio, TX	1.0	1.0	844	$814	$0.96	45d	1	0.68mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.68mi
1219 Muncey San Antonio, TX	2.0	2.0	944	$1,350	$1.43	25d	1	0.69mi

Listing history 20 events

1. 2026-06-21
   days on market $209,900 Active 47 DOM
2. 2026-06-18
   days on market $209,900 Active 44 DOM
3. 2026-06-17
   days on market $209,900 Active 43 DOM
4. 2026-06-16
   days on market $209,900 Active 42 DOM
5. 2026-06-15
   days on market $209,900 Active 41 DOM
6. 2026-06-13
   days on market $209,900 Active 39 DOM
7. 2026-06-09
   days on market $209,900 Active 35 DOM
8. 2026-06-08
   days on market $209,900 Active 34 DOM
9. 2026-06-07
   days on market $209,900 Active 33 DOM
10. 2026-06-04
    days on market $209,900 Active 30 DOM
11. 2026-06-03
    days on market $209,900 Active 29 DOM
12. 2026-06-02
    days on market $209,900 Active 28 DOM
13. 2026-06-01
    days on market $209,900 Active 27 DOM
14. 2026-05-31
    days on market $209,900 Active 26 DOM
15. 2026-05-05
    listed $209,900 New 341-char remark
16. 2021-11-02
    soldstatus
17. 2003-11-05
    soldstatus 307-char remark

    Show marketing remark (307 chars)

    THIS PROPERTY IS A HUD HOME AND IS SUBJECT TO HUD REGULATIONS AND BIDDINGPROCEDURES AND IS OFFERED ON AN 'AS IS' BASIS 'TOGETHER WITH ALL FAULTS!'*PARTICIPATING BROKERS MAY RECEIVE A COMMISSION OF UP TO 5%. THIS PROPERTYIS NOT INSURABLE BY HUD. BIDDING PROCEDURES ARE AVAILABLE ONLINE ATWWW.FIRSTPRESTON.COM

18. 2003-07-31
    listed $24,300 307-char remark

    Show marketing remark (307 chars)

    THIS PROPERTY IS A HUD HOME AND IS SUBJECT TO HUD REGULATIONS AND BIDDINGPROCEDURES AND IS OFFERED ON AN 'AS IS' BASIS 'TOGETHER WITH ALL FAULTS!'*PARTICIPATING BROKERS MAY RECEIVE A COMMISSION OF UP TO 5%. THIS PROPERTYIS NOT INSURABLE BY HUD. BIDDING PROCEDURES ARE AVAILABLE ONLINE ATWWW.FIRSTPRESTON.COM

19. 1999-03-09
    soldstatus
20. 1998-09-15
    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: $6,281 · $523/mo
• Projected year-2 tax: $6,281 · $523/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 ≥108°F today · 20 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: $17,946
• − Mortgage interest: −$11,758
• − Property taxes: −$6,281
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$6,106
• Taxable loss: −$10,119
• Est. tax savings @ 24.0%: +$2,429
• After-tax cash flow: $-3,933/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

+763.8% since first listed

6 events — show timeline

• 2026-05-05 Listed $209,900 LERA
• 2021-11-02 Sold (Public Records) — Public Records
• 2003-11-05 Sold (MLS) — LERA
• 2003-07-31 Listed $24,300 LERA
• 1999-03-09 Sold (Public Records) — Public Records
• 1998-09-15 Sold (Public Records) — Public Records

Property tax history

+13.3%/yr

Latest (2025): $6,281 · -2.2% YoY. Source: county tax records.