4114 Aganier · San Antonio, TX 78212

$83,000

1 bd · 1.0 ba · 696 sqft · SingleFamily public records · 407 Days on market

Built 1948 3,750 sqft lot $119/sqft · 46% below area Est $153k · 46% under ↓ 24% since listing

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Lot in the Alamo Quarry Market Area!Discover a fantastic investment opportunity in one of San Antonio's most up-and-coming neighborhoods. This property is a generous lot with mature trees and easy access to major highways, dining, and shopping.The existing one-bedroom home is in need of significant repairs and is currently under demolition compliance - presenting the perfect chance for a new build tailored to your vision.Buyer to verify all building requirements and compliance details with the city.

Key facts

• Prime lot
• Shopping
• Dining

Tags

• PRIME LOT
• ALAMO QUARRY MARKET AREA
• MATURE TREES
• EASY ACCESS TO MAJOR HIGHWAYS
• DINING
• SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 flat; 175 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $574 of loan paydown is wiped out by about $2k 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 407 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — 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 $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 407 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 1948 — 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: 1.20% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 6.9

CMA / ARV

• ARV (median comp): $153,116
• List price: $83,000
• Delta: -45.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 El Monte Blvd	0.06mi	2/1.0 (+1)	720 (+3%)	13mo	$140,000	$194	76
539 W Hermosa Dr	0.47mi	2/1.0 (+1)	720 (+3%)	7mo	$154,375	$214	62
914 W Mariposa Dr	0.44mi	2/1.0 (+1)	753 (+8%)	22mo	$140,000	$186	42

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 · 0.89% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-6,853
• Equity at exit: $12,376

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-2,782
• Equity at exit: $7,176

Cash invested: $23,240 (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 78212

• Home prices YoY: -25.2%
• Rents YoY: 0.9%
• Active inventory: 175
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$435
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $135

Break-even live

Break-even rent $826

Max offer price $83,000

Occupancy floor 81%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Venice San Antonio, TX	2.0	1.0	732	$1,350	$1.84	2d	1	0.21mi
3518 Grant Ave Unit 223 San Antonio, TX	1.0	1.0	545	$630	$1.16	12d	1	0.35mi
3518 Grant Ave Unit 321 San Antonio, TX	1.0	1.0	545	$630	$1.16	43d	1	0.35mi
1221 W Thorain Blvd San Antonio, TX	1.0	1.0	400	$975	$2.44	24d	1	0.58mi
6822 Basilwood Dr San Antonio, TX	1.0	1.0	606	$750	$1.24	24d	1	0.60mi
1039 Edison Dr Unit 2 (backhouse) San Antonio, TX	1.0	1.0	600	$850	$1.42	16d	1	0.80mi
1004 Allena Dr Apt 20 San Antonio, TX	1.0	1.0	730	$700	$0.96	43d	1	0.86mi
215 Jackson Keller Rd Unit 216 San Antonio, TX	1.0	1.0	635	$990	$1.56	43d	1	0.89mi
401 Dora St Unit 2 San Antonio, TX	1.0	1.0	494	$950	$1.92	24d	1	0.94mi
1630 San Angelo San Antonio, TX	2.0	1.0	656	$1,250	$1.91	43d	1	0.97mi
6641 San Pedro Ave San Antonio, TX	1.0	1.0	500	$799	$1.60	21d	1	1.04mi
815 W Olmos Dr Unit 815 San Antonio, TX	2.0	1.0	750	$850	$1.13	43d	1	1.05mi
810 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,049	$1.40	24d	1	1.08mi
808 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,024	$1.37	4d	1	1.08mi
1417 W Olmos Dr San Antonio, TX	2.0	1.0	640	$1,075	$1.68	4d	1	1.11mi
222 Audrey Alene Dr Unit 2 San Antonio, TX	1.0	2.0	415	$1,100	$2.65	43d	1	1.18mi
766 Edgebrook Ln Unit 768 San Antonio, TX	1.0	1.0	700	$725	$1.04	43d	1	1.28mi
768 Edgebrook Ln San Antonio, TX	1.0	1.0	700	$725	$1.04	43d	1	1.28mi
1738 Lee Hall St Unit B San Antonio, TX	1.0	1.0	525	$750	$1.43	43d	1	1.30mi
1930 W Hermosa Dr San Antonio, TX	1.0	1.0	700	$800	$1.14	24d	1	1.39mi
130 W Norwood Ct Unit 3 San Antonio, TX	2.0	1.0	729	$1,295	$1.78	43d	1	1.42mi
130 Melrose Pl San Antonio, TX	3.0	1.0–2.5	1230	$1,220	$0.99	3d	22	1.42mi
137 E Norwood Ct Unit 8 San Antonio, TX	1.0	1.0	450	$825	$1.83	21d	1	1.47mi
137 E Norwood Ct Unit 8 San Antonio, TX	1.0	1.0	450	$825	$1.83	24d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $83,000 Active 407 DOM
2. 2026-06-17
   days on market $83,000 Active 406 DOM
3. 2026-06-16
   days on market $83,000 Active 405 DOM
4. 2026-06-15
   days on market $83,000 Active 404 DOM
5. 2026-06-13
   days on market $83,000 Active 402 DOM
6. 2026-06-09
   days on market $83,000 Active 398 DOM
7. 2026-06-08
   days on market $83,000 Active 397 DOM
8. 2026-06-07
   days on market $83,000 Active 396 DOM
9. 2026-06-04
   days on market $83,000 Active 393 DOM
10. 2026-06-03
    days on market $83,000 Active 392 DOM
11. 2026-06-02
    days on market $83,000 Active 391 DOM
12. 2026-06-01
    days on market $83,000 Active 390 DOM
13. 2026-05-31
    days on market $83,000 Active 389 DOM
14. 2026-04-15
    price $83,000 510-char remark

    Show marketing remark (510 chars)

    Prime Lot in the Alamo Quarry Market Area!Discover a fantastic investment opportunity in one of San Antonio's most up-and-coming neighborhoods. This property is a generous lot with mature trees and easy access to major highways, dining, and shopping.The existing one-bedroom home is in need of significant repairs and is currently under demolition compliance - presenting the perfect chance for a new build tailored to your vision.Buyer to verify all building requirements and compliance details with the city.

15. 2025-05-28
    price $99,500 510-char remark

    Show marketing remark (510 chars)

    Prime Lot in the Alamo Quarry Market Area!Discover a fantastic investment opportunity in one of San Antonio's most up-and-coming neighborhoods. This property is a generous lot with mature trees and easy access to major highways, dining, and shopping.The existing one-bedroom home is in need of significant repairs and is currently under demolition compliance - presenting the perfect chance for a new build tailored to your vision.Buyer to verify all building requirements and compliance details with the city.

16. 2025-05-07
    listed $109,000 New 510-char remark

    Show marketing remark (510 chars)

    Prime Lot in the Alamo Quarry Market Area!Discover a fantastic investment opportunity in one of San Antonio's most up-and-coming neighborhoods. This property is a generous lot with mature trees and easy access to major highways, dining, and shopping.The existing one-bedroom home is in need of significant repairs and is currently under demolition compliance - presenting the perfect chance for a new build tailored to your vision.Buyer to verify all building requirements and compliance details with the city.

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,194 · $183/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 8/10 Severe 80% 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: $11,967
• − Mortgage interest: −$4,649
• − Property taxes: −$2,194
• − Insurance: −$415
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,415
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,531/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): 27,437
• Household income: $62,801
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1505.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Hispanic / Latino 58% White 34% Two or more races 34% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, China
• Languages at home: 62% English-only · Spanish 36% Chinese 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: ▼ -94.24%
• Current HPI: 280.1006
• Rent YoY: ▲ 0.89%
• 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

-23.9% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $83,000 LERA
• 2025-05-28 Price Changed $99,500 LERA
• 2025-05-07 Listed $109,000 LERA

Property tax history

+4.8%/yr

Latest (2025): $2,194 · +0.0% YoY. Source: county tax records.