3318 Bob Billa · San Antonio, TX 78223

$134,900

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 127 Days on market

Built 1963 8,581 sqft lot $77/sqft · 31% below area Est $195k · 31% 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).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced Right! Pecan Valley Special with so much potential! The floor plan is unique with lots of options 3/2 or 2/2 with game room down. The split level design leaves lots of room for living and it has a one car attached garage and very nice area down for laundry. Make this property special! Investors are welcome - price below tax appraisal so come take a look! Lovely quiet neighborhood close to downtown. Convenient access to shopping and highways for convenience!

Key facts

• Unique floor plan
• Laundry area
• Convenient access

Tags

• UNIQUE FLOOR PLAN
• SPLIT LEVEL DESIGN
• ONE CAR ATTACHED GARAGE
• LAUNDRY AREA
• QUIET NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 falling (-3.4%/yr); 325 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 37% of the median local income ($52k/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 $933 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 127 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: moderate flood risk; 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1963 — 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: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 7.0

CMA / ARV

• ARV (median comp): $195,498
• List price: $134,900
• Delta: -31.00%
• 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
311 Ryan	0.29mi	4/2.0 (+1)	1,805 (+4%)	3mo	$180,600	$100	69
322 Kate Schenck	0.59mi	3/2.0	1,752 (+1%)	10mo	$124,900	$71	60
283 Hatcher	0.59mi	4/1.5 (+1)	1,814 (+4%)	3mo	$185,000	$102	56
346 Nash Blvd	0.52mi	3/2.0	1,578 (-9%)	1mo	$180,000	$114	55
203 Hatcher	0.48mi	3/3.0	1,909 (+10%)	1mo	$310,000	$162	53
5118 Ferrington	0.35mi	4/2.0 (+1)	1,584 (-9%)	11mo	$209,990	$133	50
3302 Kildare	0.42mi	3/1.0	1,482 (-15%)	8mo	$129,000	$87	49
8630 Utopia Gdns	0.67mi	3/2.0	1,904 (+9%)	0mo	$235,999	$124	49
271 Hatcher	0.57mi	4/2.0 (+1)	1,880 (+8%)	6mo	$224,500	$119	46
130 Nedrub Dr	0.61mi	3/2.0	1,576 (-10%)	8mo	$189,900	$120	45
140 Golden Crown	0.69mi	4/1.5 (+1)	1,590 (-9%)	4mo	$115,000	$72	43
222 Harcourt Ave	0.64mi	3/2.0	1,508 (-13%)	12mo	$240,000	$159	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.49×
• Total profit: $-19,342
• Equity at exit: $20,114

10-year hold

• IRR: -13.9%
• Equity multiple: 0.33×
• Total profit: $-25,316
• Equity at exit: $11,664

Cash invested: $37,772 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$707
• Tax from tax record: −$399 /mo · $4,788/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $111

Break-even live

Break-even rent $1,472

Max offer price $134,900

Occupancy floor 88%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Ryan Dr San Antonio, TX	4.0	2.0	1800	$1,900	$1.06	17d	1	0.28mi
3522 Bob Billa St San Antonio, TX	3.0	2.0	1177	$1,200	$1.02	43d	1	0.30mi
271 Kate Schenck Ave San Antonio, TX	3.0	2.0	1250	$1,450	$1.16	20d	1	0.53mi
4515 Golf View Dr San Antonio, TX	3.0	2.5	1781	$1,799	$1.01	14d	1	0.74mi
3814 Gayle Ave San Antonio, TX	4.0	2.0	1686	$2,100	$1.25	17d	1	0.78mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	43d	1	0.80mi
4103 Freestone St San Antonio, TX	4.0	2.0	1195	$1,800	$1.51	23d	1	1.03mi
4011 Anton Dr San Antonio, TX	3.0	2.0	1269	$1,500	$1.18	43d	1	1.04mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	3d	32	1.06mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	3d	1	1.10mi
6410 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1017	$1,555	$1.53	3d	21	1.16mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	4d	1	1.17mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	23d	1	1.17mi
4015 Meeks Ave San Antonio, TX	3.0	2.0	1650	$1,675	$1.02	43d	1	1.20mi
311 Glamis Ave Unit 1 San Antonio, TX	3.0	2.0	1200	$1,395	$1.16	43d	1	1.28mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,295	$1.18	4d	1	1.28mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	10d	1	1.29mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	21d	10	1.33mi
3815 Bremen Ave San Antonio, TX	3.0	2.0	1590	$1,495	$0.94	23d	1	1.35mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	23d	1	1.44mi
6222 S New Braunfels Ave San Antonio, TX	1.0–4.0	1.0–2.0	1258	$1,359	$1.08	10d	12	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $134,900 Active 127 DOM
2. 2026-06-17
   days on market $134,900 Active 126 DOM
3. 2026-06-16
   days on market $134,900 Active 125 DOM
4. 2026-06-15
   days on market $134,900 Active 124 DOM
5. 2026-06-13
   days on market $134,900 Active 122 DOM
6. 2026-06-09
   days on market $134,900 Active 118 DOM
7. 2026-06-08
   days on market $134,900 Active 117 DOM
8. 2026-06-07
   days on market $134,900 Active 116 DOM
9. 2026-06-04
   days on market $134,900 Active 113 DOM
10. 2026-06-03
    days on market $134,900 Active 112 DOM
11. 2026-06-02
    days on market $134,900 Active 111 DOM
12. 2026-06-01
    days on market $134,900 Active 110 DOM
13. 2026-05-31
    days on market $134,900 Active 109 DOM
14. 2026-02-20
    price $134,900 468-char remark

    Show marketing remark (468 chars)

    Priced Right! Pecan Valley Special with so much potential! The floor plan is unique with lots of options 3/2 or 2/2 with game room down. The split level design leaves lots of room for living and it has a one car attached garage and very nice area down for laundry. Make this property special! Investors are welcome - price below tax appraisal so come take a look! Lovely quiet neighborhood close to downtown. Convenient access to shopping and highways for convenience!

15. 2026-02-11
    listed $144,900 New 468-char remark

    Show marketing remark (468 chars)

    Priced Right! Pecan Valley Special with so much potential! The floor plan is unique with lots of options 3/2 or 2/2 with game room down. The split level design leaves lots of room for living and it has a one car attached garage and very nice area down for laundry. Make this property special! Investors are welcome - price below tax appraisal so come take a look! Lovely quiet neighborhood close to downtown. Convenient access to shopping and highways for convenience!

16. 2026-02-06
    historical
17. 2025-12-30
    price $144,900
18. 2025-08-16
    price $149,900
19. 2025-08-14
    listed $149,000 New
20. 2025-08-05
    historical
21. 2025-06-21
    price $149,900
22. 2025-05-06
    price $159,900
23. 2025-03-27
    price $174,900
24. 2025-02-11
    listed $184,900 New
25. 2024-09-20
    soldstatus $726,616
26. 2024-06-07
    historical
27. 2024-05-03
    status Back on Market
28. 2024-04-18
    historical Active Option
29. 2024-03-11
    price $170,000
30. 2024-02-26
    listed $185,000 New
31. 2020-07-27
    soldstatus
32. 2020-07-25
    soldstatus Sold
33. 2020-07-15
    status Pending
34. 2020-07-13
    listed $94,000 New
35. 2020-05-18
    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: $4,788 · $399/mo
• Projected year-2 tax: $4,788 · $399/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,348
• − Mortgage interest: −$7,556
• − Property taxes: −$4,788
• − Insurance: −$674
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$3,924
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,499/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• 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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

+43.5% since first listed

22 events — show timeline

• 2026-02-20 Price Changed $134,900 LERA
• 2026-02-11 Listed $144,900 LERA
• 2026-02-06 Listing Removed — LERA
• 2025-12-30 Price Changed $144,900 LERA
• 2025-08-16 Price Changed $149,900 LERA
• 2025-08-14 Listed $149,000 LERA
• 2025-08-05 Listing Removed — LERA
• 2025-06-21 Price Changed $149,900 LERA
• 2025-05-06 Price Changed $159,900 LERA
• 2025-03-27 Price Changed $174,900 LERA
• 2025-02-11 Listed $184,900 LERA
• 2024-09-20 Sold (Public Records) $726,616 Public Records
• 2024-06-07 Listing Removed — LERA
• 2024-05-03 Relisted — LERA
• 2024-04-18 Contingent — LERA
• 2024-03-11 Price Changed $170,000 LERA
• 2024-02-26 Listed $185,000 LERA
• 2020-07-27 Sold (Public Records) — Public Records
• 2020-07-25 Sold (MLS) — LERA
• 2020-07-15 Pending — LERA
• 2020-07-13 Listed $94,000 LERA
• 2020-05-18 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $4,788 · -2.2% YoY. Source: county tax records.