118 Sterling St · San Antonio, TX 78220

$175,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 29 Days on market

Built 1951 Est $259k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Appreciation +10.0/10.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

No calls until after 5p. m. please, I cannot be inundated with calls at work. The house has a den, 3 bedrooms and two bathrooms and a detached garage. .The foundation needs to be done. It needs TLC. I will post more pictures later. The roof was done this year. . the AC unit is 2 years old I believe. The patio and driveway do have some cracks. . Guest bathroom needs some repair. . The house needs to be updated. You are welcome to schedule a viewing. Thank you.

Key facts

• Built 1951
• Listed 29 days

Property features AI

Exterior

• Home design: Built in 1951
• Exterior features: Living area approximately 1608 square feet

Interior

• Interior features: Subdivision: East Side

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $39 ($463/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (4.4% below list).
• Recommended offer: $167k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 113 active listings in the ZIP; 40 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).
• At $1,673/mo this rent would consume 48% of the median local household income ($42k/yr) (locally 705% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 + 0.5% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $167,330 (4.4% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $258,888
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Amanda	0.44mi	3/2.0	1,545 (-4%)	9mo	$278,000	$180	66
414 Como	0.56mi	3/2.0	1,600 (-0%)	9mo	$275,999	$172	66
2134 Virginia Blvd	0.59mi	3/2.0	1,634 (+2%)	8mo	$203,000	$124	63
554 Yucca St	0.23mi	3/2.0	1,456 (-10%)	16mo	$230,000	$158	60
139 Reichert St	0.54mi	3/2.0	1,447 (-10%)	2mo	$260,000	$180	57
250 Bundy	0.63mi	4/2.0 (+1)	1,493 (-7%)	4mo	$239,900	$161	51
2035 Martin Luther King	0.59mi	3/2.0	1,792 (+11%)	7mo	$229,700	$128	48
119 J	0.68mi	4/2.0 (+1)	1,452 (-10%)	2mo	$80,500	$55	45
427 Morningview	0.59mi	3/2.0	1,500 (-7%)	20mo	$245,000	$163	45
2310 Martin Luther King Dr	0.40mi	4/2.0 (+1)	1,398 (-13%)	13mo	$199,000	$142	44

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.91×
• Total profit: $93,781
• Equity at exit: $157,654

10-year hold

• IRR: 20.7%
• Equity multiple: 6.45×
• Total profit: $266,943
• Equity at exit: $339,987

Cash invested: $49,000 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,673 high
• Mortgage (P&I): −$918
• Tax from tax record: −$293 /mo · $3,512/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $39

Break-even live

Break-even rent $1,624

Max offer price $175,000

Occupancy floor 93%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	21d	1	0.23mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	43d	1	0.23mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,450	$1.12	1d	1	0.54mi
406 Como St San Antonio, TX	3.0	1.5	1278	$1,350	$1.06	43d	1	0.54mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	43d	1	0.55mi
2346 Dakota St Unit 1101 San Antonio, TX	2.0	1.0	1728	$1,250	$0.72	16d	1	0.62mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	43d	1	0.65mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	43d	1	0.66mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	43d	1	0.71mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	0.74mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	14d	1	0.75mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	14d	1	0.75mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	43d	1	0.76mi
215 Coca-Cola Pl Unit 305 San Antonio, TX	3.0	2.5	2032	$2,990	$1.47	23d	1	0.76mi
215 Coca-Cola Pl Unit 304 San Antonio, TX	2.0	2.5	2094	$2,990	$1.43	19d	1	0.76mi
3363 E Commerce St #147 San Antonio, TX	2.0	1.5	1990	$2,825	$1.42	43d	1	0.76mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	1d	1	0.76mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	23d	1	0.79mi
215 Coca-Cola Pl Unit 313 San Antonio, TX	3.0	2.5	2119	$3,490	$1.65	43d	1	0.79mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.81mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	43d	1	0.82mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	43d	1	0.82mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	23d	1	0.83mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.83mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	4d	1	0.86mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	43d	1	0.87mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	23d	1	0.87mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	23d	1	0.90mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	14d	1	0.95mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	23d	1	1.00mi
164 Day Rd San Antonio, TX	3.0	2.5	1250	$1,667	$1.33	23d	1	1.01mi
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	1.02mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	4d	1	1.11mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	43d	1	1.11mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	43d	1	1.12mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	4d	1	1.12mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	17d	1	1.13mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	16d	1	1.14mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	43d	1	1.16mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	23d	1	1.18mi

Listing history 16 events

1. 2026-06-18
   days on market $175,000 Active 29 DOM
2. 2026-06-17
   days on market $175,000 Active 28 DOM
3. 2026-06-16
   days on market $175,000 Active 27 DOM
4. 2026-06-15
   days on market $175,000 Active 26 DOM
5. 2026-06-13
   days on market $175,000 Active 24 DOM
6. 2026-06-09
   days on market $175,000 Active 20 DOM
7. 2026-06-08
   days on market $175,000 Active 19 DOM
8. 2026-06-07
   days on market $175,000 Active 18 DOM
9. 2026-06-04
   days on market $175,000 Active 15 DOM
10. 2026-06-03
    days on market $175,000 Active 14 DOM
11. 2026-06-02
    days on market $175,000 Active 13 DOM
12. 2026-06-01
    days on market $175,000 Active 12 DOM
13. 2026-05-31
    days on market $175,000 Active 11 DOM
14. 2026-05-20
    listed $175,000 Active
15. 2002-03-15
    soldstatus
16. 2002-03-15
    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: $3,512 · $293/mo
• Projected year-2 tax: $3,512 · $293/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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,080
• − Mortgage interest: −$9,803
• − Property taxes: −$3,512
• − Insurance: −$875
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,091
• Taxable loss: −$2,414
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $1,043/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

3 events — show timeline

• 2026-05-20 Listed $175,000 FSBO.com
• 2002-03-15 Sold (Public Records) — Public Records
• 2002-03-15 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,512 · +10.0% YoY. Source: county tax records.