1820 Ruiz · San Antonio, TX 78207

$59,999

1 bd · 1.0 ba · 504 sqft · SingleFamily public records · 136 Days on market

Built 1938 2,265 sqft lot $119/sqft · 32% below area Est $88k · 32% under ↓ 14% since listing

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Why this score? — see what drove the A 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

Key facts

• 2,265 sq ft lot
• Built 1938
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($826 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 fast (+7.7%/yr); 154 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 31% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→21/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 136 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 1938 — 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: 1.38% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.64%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $87,906
• List price: $59,999
• Delta: -31.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Albert	0.34mi	2/1.0 (+1)	480 (-5%)	12mo	$59,000	$123	61
506 N Chupaderas St	0.61mi	1/1.0	504 (0%)	15mo	$95,000	$188	59
1809 Arbor	0.19mi	2/1.0 (+1)	576 (+14%)	4mo	$99,000	$172	59
227 Rounds St	0.70mi	1/1.0	576 (+14%)	21mo	$65,000	$113	26

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 · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.97×
• Total profit: $49,884
• Equity at exit: $54,052

10-year hold

• IRR: 34.2%
• Equity multiple: 9.74×
• Total profit: $146,787
• Equity at exit: $116,565

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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $826 high
• Mortgage (P&I): −$315
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $205

Break-even live

Break-even rent $566

Max offer price $59,999

Occupancy floor 70%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	2d	1	0.03mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	43d	1	0.50mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	10d	1	0.50mi
1218 NW 23rd St Unit 2 San Antonio, TX	1.0	10.5	548	$950	$1.73	23d	1	0.55mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	0.68mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	43d	1	0.69mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	4d	1	0.76mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	16d	1	0.76mi
816 Rivas St Unit C San Antonio, TX	2.0	1.0	500	$750	$1.50	43d	1	0.76mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	23d	1	0.76mi
2614 Monterey St Unit 5 San Antonio, TX	—	1.0	500	$575	$1.15	23d	1	0.81mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	23d	1	0.95mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	4d	1	1.10mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	17d	1	1.10mi
1750 W Craig Pl San Antonio, TX	1.0	1.0	420	$990	$2.36	43d	1	1.13mi
2403 N Elmendorf St San Antonio, TX	1.0	1.0	650	$1,175	$1.81	23d	1	1.17mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	1.23mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	1.24mi
1539 W Woodlawn Ave San Antonio, TX	—	1.0	470	$550	$1.17	10d	1	1.33mi
1539 W Woodlawn Ave #2 San Antonio, TX	—	1.0	470	$550	$1.17	23d	1	1.33mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	12d	1	1.41mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	43d	1	1.43mi
1606 El Paso St San Antonio, TX	—	1.0	445	$788	$1.77	1d	1	1.47mi

Listing history 18 events

1. 2026-06-15
   days on market $59,999 Active 136 DOM
2. 2026-06-13
   days on market $59,999 Active 134 DOM
3. 2026-06-09
   days on market $59,999 Active 130 DOM
4. 2026-06-08
   days on market $59,999 Active 129 DOM
5. 2026-06-07
   days on market $59,999 Active 128 DOM
6. 2026-06-04
   days on market $59,999 Active 125 DOM
7. 2026-06-03
   days on market $59,999 Active 124 DOM
8. 2026-06-02
   days on market $59,999 Active 123 DOM
9. 2026-06-01
   days on market $59,999 Active 122 DOM
10. 2026-05-31
    days on market $59,999 Active 121 DOM
11. 2026-05-18
    status Back on Market 515-char remark

    Show marketing remark (515 chars)

    Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

12. 2026-05-08
    historical Active Option 515-char remark

    Show marketing remark (515 chars)

    Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

13. 2026-04-04
    price $59,999 515-char remark

    Show marketing remark (515 chars)

    Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

14. 2026-02-24
    price $64,999 515-char remark

    Show marketing remark (515 chars)

    Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

15. 2026-01-30
    listed $69,999 New 515-char remark

    Show marketing remark (515 chars)

    Welcome to 1820 Ruiz St, a cozy 1-bedroom, 1-bath home offering 504 square feet of efficient living space on a manageable lot. Built in 1938, this property carries classic character and sits in a convenient San Antonio location with easy access to downtown, major highways, shopping, and dining. Ideal for a buyer looking for a simple footprint, low-maintenance living, or an affordable entry into homeownership. Priced at $64,999, this is a great opportunity to own in an established area with long-term potential.

16. 2022-11-15
    soldstatus
17. 2020-07-17
    soldstatus
18. 2020-07-15
    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: $1,291 · $108/mo
• Projected year-2 tax: $1,291 · $108/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 ≥109°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,907
• − Mortgage interest: −$3,361
• − Property taxes: −$1,291
• − Insurance: −$300
• − Repairs & maintenance: −$793
• − Management: −$793
• − Depreciation: −$1,745
• Taxable income: $1,625
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,070/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-14.3% since first listed

8 events — show timeline

• 2026-05-18 Relisted — LERA
• 2026-05-08 Contingent — LERA
• 2026-04-04 Price Changed $59,999 LERA
• 2026-02-24 Price Changed $64,999 LERA
• 2026-01-30 Listed $69,999 LERA
• 2022-11-15 Sold (Public Records) — Public Records
• 2020-07-17 Sold (Public Records) — Public Records
• 2020-07-15 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,291 · -6.6% YoY. Source: county tax records.