414 Vine St · San Antonio, TX 78210

$95,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 221 Days on market

Built 1920 8,324 sqft lot $63/sqft · 62% below area

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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

Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

Key facts

• Spacious kitchen
• In-home utility room
• Ada accessibility

Tags

• FULLY GATED
• SPACIOUS KITCHEN
• IN-HOME UTILITY ROOM
• FLEX ROOM
• ADA ACCESSIBILITY
• WHEELCHAIR RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 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 33% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $24k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1920 — 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: 1.59% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $248,286
• List price: $95,000
• Delta: -61.74%
• 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
139 Reichert St	0.24mi	3/2.0 (+1)	1,447 (-4%)	2mo	$260,000	$180	75
728 Porter St	0.30mi	3/2.0 (+1)	1,522 (+1%)	15mo	$257,000	$169	68
2134 Virginia Blvd	0.16mi	3/2.0 (+1)	1,634 (+8%)	8mo	$203,000	$124	67
1123 Essex	0.38mi	3/2.0 (+1)	1,536 (+2%)	11mo	$295,000	$192	65
147 Vine St	0.34mi	3/2.5 (+1)	1,438 (-5%)	6mo	$230,000	$160	64
1611 S Gevers #102	0.46mi	3/2.5 (+1)	1,490 (-2%)	7mo	$275,000	$185	63
307 Harding	0.52mi	3/2.0 (+1)	1,517 (+0%)	11mo	$129,900	$86	61
155 Vine St	0.33mi	3/2.5 (+1)	1,438 (-5%)	10mo	$230,000	$160	61
1031 S Gevers St	0.32mi	3/2.5 (+1)	1,438 (-5%)	13mo	$235,000	$163	59
1027 S Gevers St	0.32mi	3/2.5 (+1)	1,438 (-5%)	15mo	$249,000	$173	57
1144 Rigsby	0.71mi	3/2.0 (+1)	1,496 (-1%)	4mo	$295,000	$197	56
239 Nelson Ave	0.61mi	3/2.0 (+1)	1,362 (-10%)	14mo	$275,000	$202	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: 15.5%
• Equity multiple: 1.61×
• Total profit: $16,130
• Equity at exit: $14,165

10-year hold

• IRR: 22.7%
• Equity multiple: 2.77×
• Total profit: $47,026
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $540

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $606	-5% $573	+0% $540	+5% $507	+10% $474
Rent	-10% $420	-5% $480	+0% $540	+5% $600	+10% $660
Rate	-1.0pp $588	-0.5pp $564	base $540	+0.5pp $515	+1.0pp $490

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.10mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.11mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	15d	1	0.13mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.16mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.19mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.26mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	5d	1	0.26mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	24d	1	0.28mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.33mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	5d	1	0.33mi
618 Porter St San Antonio, TX	1.0	1.0	1360	$895	$0.66	5d	1	0.40mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	44d	1	0.44mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.52mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.52mi
2346 Dakota St Unit 1101 San Antonio, TX	2.0	1.0	1728	$1,250	$0.72	17d	1	0.54mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.57mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.59mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.59mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	5d	1	0.66mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.66mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	17d	1	0.69mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	5d	1	0.71mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.72mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	0.74mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	44d	1	0.76mi
1138 Iowa St San Antonio, TX	3.0	2.0	1505	$1,650	$1.10	24d	1	0.76mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.85mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	0.86mi
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	24d	1	0.87mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	0.89mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.93mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	22d	1	0.95mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	44d	1	0.95mi
1221 Delaware St San Antonio, TX	1.0	1.0	1300	$1,200	$0.92	44d	1	0.95mi
210 Utah St #101 San Antonio, TX	3.0	2.5	1208	$1,695	$1.40	44d	1	0.97mi
211 Utah St #601 San Antonio, TX	2.0	2.5	1208	$1,650	$1.37	44d	1	0.97mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.99mi
807 Dreiss St San Antonio, TX	3.0	2.0	1200	$2,095	$1.75	24d	1	1.02mi
2107 Schley Ave San Antonio, TX	3.0	2.5	1568	$2,200	$1.40	44d	1	1.02mi
316 Toledo St Unit 102 San Antonio, TX	2.0	2.0	1168	$2,200	$1.88	44d	1	1.02mi

Listing history 35 events

1. 2026-06-18
   days on market $95,000 Active 221 DOM
2. 2026-06-17
   days on market $95,000 Active 220 DOM
3. 2026-06-16
   days on market $95,000 Active 219 DOM
4. 2026-06-15
   days on market $95,000 Active 218 DOM
5. 2026-06-13
   days on market $95,000 Active 216 DOM
6. 2026-06-09
   days on market $95,000 Active 212 DOM
7. 2026-06-08
   days on market $95,000 Active 211 DOM
8. 2026-06-07
   days on market $95,000 Active 210 DOM
9. 2026-06-04
   days on market $95,000 Active 207 DOM
10. 2026-06-03
    days on market $95,000 Active 206 DOM
11. 2026-06-02
    days on market $95,000 Active 205 DOM
12. 2026-06-01
    days on market $95,000 Active 204 DOM
13. 2026-05-31
    days on market $95,000 Active 203 DOM
14. 2026-01-11
    price $95,000 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

15. 2026-01-11
    status Active 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

16. 2025-11-14
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

17. 2025-11-06
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

18. 2025-09-27
    price $109,000 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

19. 2025-09-11
    listed $119,000 Active 496-char remark

    Show marketing remark (496 chars)

    Imagine the possibilities! Whether you’re seeking a comfortable living space or a functional office, this 1,512 sq. ft. property offers incredible potential. Situated on a generous lot, the fully gated 3-bedroom, 2-bath home features a dining and living room combination, a spacious kitchen equipped with a microwave, dishwasher, and gas range, plus an in-home utility room. Additional highlights include a versatile flex room/office and ADA accessibility with a convenient wheelchair ramp.

20. 2025-06-24
    status Pending
21. 2025-06-09
    status Pending
22. 2025-05-22
    historical
23. 2025-05-14
    price $109,000
24. 2025-05-13
    status Active
25. 2025-05-09
    status Pending
26. 2025-05-02
    status Option Pending
27. 2025-03-04
    price $149,000
28. 2025-02-16
    listed $199,000 Active
29. 2024-09-12
    status Pending
30. 2024-09-02
    historical Active Option
31. 2024-09-01
    historical
32. 2024-07-22
    price $170,000
33. 2024-05-30
    price $210,000
34. 2024-05-05
    price $240,000
35. 2024-04-13
    listed $340,000 New

ⓘ 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 5 d/yr ≥108°F today · 16 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: $18,174
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$2,764
• Taxable income: $5,281
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $5,211/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

-72.1% since first listed

22 events — show timeline

• 2026-01-11 Price Changed $95,000 HARMLS
• 2026-01-11 Relisted — HARMLS
• 2025-11-14 Pending — HARMLS
• 2025-11-06 Pending — HARMLS
• 2025-09-27 Price Changed $109,000 HARMLS
• 2025-09-11 Listed $119,000 HARMLS
• 2025-06-24 Pending — HARMLS
• 2025-06-09 Pending — HARMLS
• 2025-05-22 Listing Removed — HARMLS
• 2025-05-14 Price Changed $109,000 HARMLS
• 2025-05-13 Relisted — HARMLS
• 2025-05-09 Pending — HARMLS
• 2025-05-02 Pending — HARMLS
• 2025-03-04 Price Changed $149,000 HARMLS
• 2025-02-16 Listed $199,000 HARMLS
• 2024-09-12 Pending — LERA
• 2024-09-02 Contingent — LERA
• 2024-09-01 Listing Removed — LERA
• 2024-07-22 Price Changed $170,000 LERA
• 2024-05-30 Price Changed $210,000 LERA
• 2024-05-05 Price Changed $240,000 LERA
• 2024-04-13 Listed $340,000 LERA

Property tax history

+12.8%/yr

Latest (2025): $4,853 · +56.7% YoY. Source: county tax records.