3314 Perez · San Antonio, TX 78207

$240,000

3 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 57 Days on market

Built 1943 4,573 sqft lot $124/sqft · 10% below area Est $266k · 10% under

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Why this score? — see what drove the D 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 +12.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.4/10.0
• DSCR +1.3/10.0

Listing remarks

Investor opportunity or ideal owner-occupant setup! Welcome to this duplex featuring one 2-bedroom, 2-bath unit and one 2-bedroom, 1-bath unit in the heart of San Antonio. Full of charm with a spacious private yard, this property offers flexibility for friends or rental income potential. The property features newly updated kitchens, refreshed bathrooms, fresh paint, and move-in-ready appeal. Live in one side and rent the other, or add a solid income-producing property to your portfolio. Conveniently located within walking distance to Our Lady of the Lake University and just minutes from major highways, shopping, and downtown amenities.

Key facts

• Private yard
• Refreshed bathrooms
• Move in ready

Tags

• PRIVATE YARD
• NEWLY UPDATED KITCHENS
• REFRESHED BATHROOMS
• MOVE IN READY
• MINUTES FROM MAJOR HIGHWAYS
• MINUTES FROM SHOPPING

Property features AI

Finance

• Other: Zoning: R-4; Subdivision: 26TH/ZARZAMORA
• Financial info: Gross annual income: $24,120; Net operating income: $19,920; Annual operating expense: $4,200; Operating expenses include taxes, insurance, and other items; Unit 1 rent: $1,050 (vacant); Unit 2 rent: $850 (vacant); 0% vacancy rate

Exterior

• Parking: Unit 1: 1 pad parking space; Unit 2: 1 pad parking space
• Utilities: Water: City (SAWS); Sewer: SAWS; Electricity: CPS; Gas: CPS; Garbage service: City
• Home design: Duplex (2-unit property); Pre-owned; Approximate age: 83 years
• Construction: Wood exterior; Composition roof; Pre-owned construction
• Exterior features: Covered patio; Patio slab

Interior

• Kitchen: Unit 1: Oven/Stove, Refrigerator; Unit 2: Oven/Stove, Refrigerator
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Flooring: Ceramic tile flooring; Laminate flooring
• Bathrooms: Unit 1: 2 full bathrooms; Unit 2: 1 full bathroom
• Heating & cooling: Electric heat; Window-unit heating; Window/wall air conditioning
• Interior features: Recent rehab
• Laundry & utility: Separate electric meters; Common water meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (29.5% below list).
• Recommended offer: $169k (29.5% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: David Crockett Academy (math 9% / reading 19%, grade F, #4,127 of 4,322 statewide, top 96%, 656 students, 98% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,693/mo this rent would consume 63% of the median local household income ($32k/yr) (locally 2789% 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $169,298 (29.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (median comp): $266,406
• List price: $240,000
• Delta: -9.91%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3318 W Travis	0.64mi	4/2.0 (+1)	1,744 (-10%)	9mo	$289,999	$166	41
3307 W Salinas	0.72mi	3/2.0	1,682 (-13%)	4mo	$249,000	$148	40

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: 21.3%
• Equity multiple: 2.75×
• Total profit: $117,269
• Equity at exit: $216,211

10-year hold

• IRR: 20.3%
• Equity multiple: 6.70×
• Total profit: $383,349
• Equity at exit: $466,267

Cash invested: $67,200 (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: 164
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,693 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-344

Break-even live

Break-even rent $2,129

Max offer price $179,194

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-276	+0% $-344	+5% $-412	+10% $-480
Rent	-10% $-478	-5% $-411	+0% $-344	+5% $-277	+10% $-210
Rate	-1.0pp $-223	-0.5pp $-283	base $-344	+0.5pp $-406	+1.0pp $-470

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3314 Perez St Unit 101 San Antonio, TX	2.0	2.0	1943	$1,050	$0.54	23d	1	0.04mi
3314 Perez St #102 San Antonio, TX	2.0	1.0	1943	$850	$0.44	23d	1	0.04mi
2323 Arbor Pl Unit 2 San Antonio, TX	2.0	1.0	2190	$750	$0.34	45d	1	0.25mi
2323 Arbor St Unit 3 San Antonio, TX	3.0	2.0	2190	$1,050	$0.48	45d	1	0.25mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	25d	1	0.86mi
143 Huntington St Unit 101 San Antonio, TX	3.0	2.5	2298	$1,550	$0.67	45d	1	0.97mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	25d	1	0.98mi
2313 Texas Ave San Antonio, TX	3.0	1.0	1309	$1,400	$1.07	46d	1	1.15mi
155 S Josephine Tobin Dr San Antonio, TX	3.0	2.5	1782	$1,900	$1.07	23d	1	1.20mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	25d	1	1.21mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	45d	1	1.21mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	45d	1	1.22mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$1,900	$1.34	0d	1	1.24mi
2607 W Craig Pl San Antonio, TX	3.0	1.0	1312	$1,475	$1.12	25d	1	1.28mi
707 Tulane Dr San Antonio, TX	2.0	1.5	1500	$1,550	$1.03	45d	1	1.29mi
2451 Cincinnati Ave San Antonio, TX	2.0	2.0	1600	$1,100	$0.69	0d	1	1.33mi
2530 W Woodlawn Ave San Antonio, TX	3.0	2.0	1416	$2,195	$1.55	45d	1	1.34mi
155 N Josephine Tobin Dr San Antonio, TX	4.0	3.0	1782	$1,900	$1.07	16d	1	1.34mi
2231 W Woodlawn Ave San Antonio, TX	3.0	2.0	1744	$1,900	$1.09	25d	1	1.39mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	0d	1	1.45mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	1.45mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	6d	1	1.46mi
2102 W Mistletoe Ave San Antonio, TX	3.0	2.0	1506	$1,925	$1.28	0d	1	1.47mi
2102 W Mistletoe Ave San Antonio, TX	3.0	2.0	1506	$1,925	$1.28	25d	1	1.47mi
2050 W Mistletoe Ave San Antonio, TX	3.0	2.0	1442	$4,500	$3.12	25d	1	1.49mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $240,000 Active 57 DOM
2. 2026-06-18
   days on market $240,000 Active 54 DOM
3. 2026-06-17
   days on market $240,000 Active 53 DOM
4. 2026-06-16
   days on market $240,000 Active 52 DOM
5. 2026-06-15
   days on market $240,000 Active 51 DOM
6. 2026-06-13
   days on market $240,000 Active 49 DOM
7. 2026-06-09
   days on market $240,000 Active 45 DOM
8. 2026-06-08
   days on market $240,000 Active 44 DOM
9. 2026-06-07
   statusdays on market $240,000 Active 43 DOM
10. 2026-06-04
    days on market $240,000 Price Change 40 DOM
11. 2026-06-03
    days on market $240,000 Price Change 39 DOM
12. 2026-06-02
    days on market $240,000 Price Change 38 DOM
13. 2026-06-01
    days on market $240,000 Price Change 37 DOM
14. 2026-05-31
    days on market $240,000 Price Change 36 DOM
15. 2026-04-25
    listed $250,000 New 643-char remark
16. 2026-04-09
    historical $850
17. 2026-02-06
    listed $850
18. 2024-10-14
    historical
19. 2024-08-22
    price $245,000
20. 2024-06-19
    price $256,000
21. 2024-05-31
    price $270,000
22. 2024-05-09
    listed $280,000 New
23. 2024-05-09
    listed $299,500 New
24. 2024-05-09
    historical
25. 2022-05-16
    soldstatus
26. 2022-05-13
    soldstatus Sold
27. 2022-05-07
    status Pending
28. 2022-04-29
    historical Active Option
29. 2022-04-25
    listed $170,000 New

ⓘ 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: $3,877 · $323/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$515/yr (+$43/mo · 13.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $20,316
• − Mortgage interest: −$13,444
• − Property taxes: −$3,877
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$6,982
• Taxable loss: −$8,437
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-2,106/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

+41.2% since first listed

16 events — show timeline

• 2026-05-28 Price Changed $240,000 LERA
• 2026-04-25 Listed $250,000 LERA
• 2026-04-09 Rental Removed $850 SABOR
• 2026-02-06 Listed for Rent $850 SABOR
• 2024-10-14 Listing Removed — LERA
• 2024-08-22 Price Changed $245,000 LERA
• 2024-06-19 Price Changed $256,000 LERA
• 2024-05-31 Price Changed $270,000 LERA
• 2024-05-09 Listed $299,500 LERA
• 2024-05-09 Listing Removed — LERA
• 2024-05-09 Listed $280,000 LERA
• 2022-05-16 Sold (Public Records) — Public Records
• 2022-05-13 Sold (MLS) — LERA
• 2022-05-07 Pending — LERA
• 2022-04-29 Contingent — LERA
• 2022-04-25 Listed $170,000 LERA

Property tax history

+7.8%/yr

Latest (2025): $3,877 · -7.9% YoY. Source: county tax records.