338 Donaldson · San Antonio, TX 78201

$150,000

4 bd · 2.0 ba · 2,280 sqft · SingleFamily public records · 89 Days on market

Built 1936 8,015 sqft lot $66/sqft · 54% below area

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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 +18.9/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in the historic Monticello Park District! This duplex is ideally located near Downtown San Antonio, the Pearl District, and major universities. With strong income potential, this diamond in the rough is perfect for investors or buyers looking to renovate and build equity. Schedule your showing today!

Key facts

• Major universities
• Near pearl district
• 8,015 sq ft lot

Tags

• NEAR DOWNTOWN SAN ANTONIO
• NEAR PEARL DISTRICT
• MAJOR UNIVERSITIES
• STRONG INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+2.8%/yr); 172 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,938/mo this rent would consume 49% of the median local household income ($47k/yr) (locally 2332% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $100k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 6.4

CMA / ARV

• ARV (median comp): $327,618
• List price: $150,000
• Delta: -54.22%
• 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
207 Mary Louise Dr	0.18mi	3/2.0 (-1)	2,337 (+2%)	8mo	$299,000	$128	75
268 North Dr	0.43mi	4/2.5	2,339 (+3%)	1mo	$350,000	$150	72
567 Donaldson	0.35mi	3/2.5 (-1)	2,353 (+3%)	0mo	$399,000	$170	71
2106 W Gramercy Pl	0.22mi	3/2.5 (-1)	2,181 (-4%)	11mo	$496,000	$227	66
359 Club	0.41mi	4/2.0	2,404 (+5%)	13mo	$365,000	$152	61
2046 W Mulberry Ave	0.34mi	3/2.0 (-1)	2,458 (+8%)	6mo	$420,000	$171	61
2334 W Gramercy	0.59mi	3/2.0 (-1)	2,358 (+3%)	2mo	$259,000	$110	60
2334 W Huisache	0.69mi	4/2.0	2,302 (+1%)	11mo	$385,000	$167	57
1939 W French Pl	0.72mi	3/2.5 (-1)	2,237 (-2%)	4mo	$449,000	$201	53
314 Quentin Dr	0.54mi	3/2.0 (-1)	2,549 (+12%)	10mo	$695,000	$273	42
424 Club	0.48mi	5/4.0 (+1)	2,622 (+15%)	1mo	$499,000	$190	38
2407 W Kings Hwy	0.75mi	3/1.0 (-1)	1,984 (-13%)	8mo	$275,000	$139	28

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-14,550
• Equity at exit: $22,365

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-428
• Equity at exit: $12,969

Cash invested: $42,000 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 172
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$787
• Tax from tax record: −$527 /mo · $6,327/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $155

Break-even live

Break-even rent $1,742

Max offer price $150,000

Occupancy floor 87%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Quentin Dr San Antonio, TX	3.0	1.5	2025	$2,000	$0.99	24d	1	0.47mi
415 North Dr San Antonio, TX	4.0	2.0	1795	$1,600	$0.89	20d	1	0.66mi
2231 W Woodlawn Ave San Antonio, TX	3.0	2.0	1744	$1,900	$1.09	24d	1	0.69mi
405 Quentin Dr San Antonio, TX	4.0	3.0	2085	$2,100	$1.01	24d	1	0.71mi
155 N Josephine Tobin Dr San Antonio, TX	4.0	3.0	1782	$1,900	$1.07	15d	1	0.72mi
1621 W French Pl San Antonio, TX	3.0	3.0	1764	$1,895	$1.07	44d	1	0.91mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	22d	1	0.93mi
1031 W Gramercy Pl San Antonio, TX	3.0	2.0	1576	$2,195	$1.39	12d	1	1.08mi
2622 W Summit Ave San Antonio, TX	3.0	2.0	2100	$1,950	$0.93	3d	1	1.15mi
944 Fulton Ave San Antonio, TX	3.0	2.0	1732	$2,650	$1.53	18d	1	1.16mi
931 W Gramercy Pl San Antonio, TX	3.0	2.0	1755	$2,295	$1.31	24d	1	1.21mi
114 Pardo Cir San Antonio, TX	4.0	3.0	2271	$1,800	$0.79	24d	1	1.38mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	1.39mi
801 W Mulberry Ave San Antonio, TX	3.0	3.0	2206	$2,800	$1.27	3d	1	1.45mi

Listing history 22 events

1. 2026-06-13
   pricestatusdays on market $150,000 Pending 89 DOM
2. 2026-06-09
   days on market $175,000 Active Option 88 DOM
3. 2026-06-08
   days on market $175,000 Active Option 87 DOM
4. 2026-06-07
   pricestatusdays on market $175,000 Active Option 86 DOM
5. 2026-06-04
   days on market $225,000 Active 83 DOM
6. 2026-06-03
   days on market $225,000 Active 82 DOM
7. 2026-06-02
   days on market $225,000 Active 81 DOM
8. 2026-06-01
   days on market $225,000 Active 80 DOM
9. 2026-05-31
   days on market $225,000 Active 79 DOM
10. 2026-04-18
    price $225,000 320-char remark

    Show marketing remark (320 chars)

    Opportunity awaits in the historic Monticello Park District! This duplex is ideally located near Downtown San Antonio, the Pearl District, and major universities. With strong income potential, this diamond in the rough is perfect for investors or buyers looking to renovate and build equity. Schedule your showing today!

11. 2026-03-25
    status Back on Market 320-char remark

    Show marketing remark (320 chars)

    Opportunity awaits in the historic Monticello Park District! This duplex is ideally located near Downtown San Antonio, the Pearl District, and major universities. With strong income potential, this diamond in the rough is perfect for investors or buyers looking to renovate and build equity. Schedule your showing today!

12. 2026-03-21
    historical Active Option 320-char remark

    Show marketing remark (320 chars)

    Opportunity awaits in the historic Monticello Park District! This duplex is ideally located near Downtown San Antonio, the Pearl District, and major universities. With strong income potential, this diamond in the rough is perfect for investors or buyers looking to renovate and build equity. Schedule your showing today!

13. 2026-03-13
    listed $250,000 New 320-char remark

    Show marketing remark (320 chars)

    Opportunity awaits in the historic Monticello Park District! This duplex is ideally located near Downtown San Antonio, the Pearl District, and major universities. With strong income potential, this diamond in the rough is perfect for investors or buyers looking to renovate and build equity. Schedule your showing today!

14. 2018-06-02
    historical
15. 2018-05-28
    price $229,000
16. 2018-05-24
    price $230,000
17. 2018-05-02
    listed $240,000 New
18. 2016-05-11
    soldstatus
19. 2016-04-14
    soldstatus Sold
20. 2016-03-30
    status Pending
21. 2016-03-09
    historical Active Option
22. 2015-11-07
    listed $200,000 New

ⓘ 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: $6,327 · $527/mo
• Projected year-2 tax: $6,327 · $527/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 · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $23,260
• − Mortgage interest: −$8,402
• − Property taxes: −$6,327
• − Insurance: −$750
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$4,364
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,932/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% Arabic 1%

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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

+12.5% since first listed

13 events — show timeline

• 2026-04-18 Price Changed $225,000 LERA
• 2026-03-25 Relisted — LERA
• 2026-03-21 Contingent — LERA
• 2026-03-13 Listed $250,000 LERA
• 2018-06-02 Listing Removed — LERA
• 2018-05-28 Price Changed $229,000 LERA
• 2018-05-24 Price Changed $230,000 LERA
• 2018-05-02 Listed $240,000 LERA
• 2016-05-11 Sold (Public Records) — Public Records
• 2016-04-14 Sold (MLS) — LERA
• 2016-03-30 Pending — LERA
• 2016-03-09 Contingent — LERA
• 2015-11-07 Listed $200,000 LERA

Property tax history

+5.8%/yr

Latest (2025): $6,327 · -1.3% YoY. Source: county tax records.