811 Theo Pwy · San Antonio, TX 78210

$80,000

2 bd · 1.0 ba · 580 sqft · SingleFamily public records · 1 Days on market

Built 1925 4,748 sqft lot Est $121k · 34% under ↓ 57% since listing

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Why this score? — see what drove the B 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Investment property * * Home needs repair and renovation. This home is located right across the street from Conception Park . Also very near to Confluence Park, the San Antonio Missions, the San Antonio River, BlueStar thecPearl and Downtown San Antonio. Cash offers only

Key facts

• 4,748 sq ft lot
• Built 1925

Property features AI

Finance

• Financial info: Down payment resources not indicated
• HOA & community: Neighborhood amenities include lake/river park and other features (see remarks)

Exterior

• Utilities: Other water/sewer information available
• Home design: Pre-owned property; Wood exterior; Wood shingle/shake roof; Approximately 101 years old; Subdivision: S Presa W to River
• Construction: Wood exterior construction; Wood shingle/shake roof
• Exterior features: City view

Interior

• Kitchen: Kitchen (dimensions listed)
• Bedrooms: Master bedroom (dimensions listed)
• Flooring: Wood flooring; Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 9.7% 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 (+1.1%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: property tax is 2.5% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $80,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $120,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Lancaster St	0.62mi	2/1.0	592 (+2%)	2mo	$123,000	$208	66
422 E Franciscan	0.42mi	2/1.0	660 (+14%)	2mo	$125,000	$189	56
829 Probandt	0.49mi	1/1.0 (-1)	520 (-10%)	4mo	$149,000	$287	52

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-625
• Equity at exit: $11,928

10-year hold

• IRR: 6.6%
• Equity multiple: 1.45×
• Total profit: $10,074
• Equity at exit: $6,917

Cash invested: $22,400 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,072 high
• Mortgage (P&I): −$420
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $225

Break-even live

Break-even rent $787

Max offer price $80,000

Occupancy floor 74%

Sensitivity live

Price	-10% $270	-5% $247	+0% $225	+5% $202	+10% $180
Rent	-10% $140	-5% $183	+0% $225	+5% $267	+10% $310
Rate	-1.0pp $265	-0.5pp $245	base $225	+0.5pp $204	+1.0pp $183

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 E Mitchell St San Antonio, TX	2.0	1.0	528	$850	$1.61	44d	1	0.14mi
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	4d	1	0.31mi
827 Steves Ave #3 San Antonio, TX	2.0	1.0	579	$795	$1.37	24d	1	0.48mi
827 Steves Ave San Antonio, TX	2.0	1.0	579	$750	$1.30	2d	1	0.48mi
226 E Malone Ave San Antonio, TX	2.0	1.0	693	$1,100	$1.59	22d	1	0.57mi
217 Castillo Ave Apt 3 San Antonio, TX	1.0	1.0	749	$1,000	$1.34	44d	1	0.71mi
112 Oelkers St Unit 2 San Antonio, TX	1.0	1.0	375	$950	$2.53	44d	1	0.74mi
112 Oelkers San Antonio, TX	1.0	1.0	420	$1,100	$2.62	4d	1	0.74mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	24d	3	0.79mi
150 Bank St Unit C San Antonio, TX	1.0	1.0	600	$749	$1.25	20d	1	0.83mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	0.83mi
506 W Drexel Ave San Antonio, TX	2.0	1.0	740	$750	$1.01	24d	1	0.96mi
506 W Drexel Ave San Antonio, TX	1.0	1.0	740	$795	$1.07	22d	1	0.96mi
506 W Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	740	$795	$1.07	24d	1	0.96mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$700	$1.13	22d	1	0.99mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$725	$1.18	44d	1	0.99mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	24d	1	1.00mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	45d	1	1.03mi
114 Jacobs St Unit 201 San Antonio, TX	1.0	1.0	700	$1,350	$1.93	5d	1	1.04mi
4115 S Presa St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	1.06mi
4115 S Presa St Unit 2 San Antonio, TX	1.0	1.0	700	$749	$1.07	15d	1	1.06mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	1.07mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	18d	1	1.11mi
107 Stanley Ct Apt 4 San Antonio, TX	1.0	1.0	375	$825	$2.20	5d	1	1.11mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	21d	1	1.11mi
103 Stanley Ct Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	21d	1	1.12mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	44d	1	1.12mi
525 Mission St Unit 1 San Antonio, TX	1.0	1.0	650	$1,355	$2.08	24d	1	1.17mi
525 Mission St Unit 4 San Antonio, TX	1.0	1.0	650	$1,355	$2.08	44d	1	1.17mi
2450 Roosevelt Ave San Antonio, TX	1.0	1.0	645	$1,442	$2.23	44d	8	1.18mi
302 E Cevallos St Unit 2 San Antonio, TX	1.0	1.0	400	$1,500	$3.75	44d	1	1.19mi
301 E Cevallos San Antonio, TX	2.0	1.0–2.5	983	$1,819	$1.85	3d	14	1.19mi
531 Cedar St Unit 3 San Antonio, TX	1.0	1.0	713	$850	$1.19	44d	1	1.20mi
527 Cedar St Unit 9 San Antonio, TX	1.0	1.0	630	$905	$1.44	44d	1	1.21mi
1326 S Saint Mary's St Apt 6 San Antonio, TX	1.0	1.0	720	$998	$1.39	22d	1	1.26mi
227 Claudia St Unit 2 San Antonio, TX	1.0	1.0	694	$1,700	$2.45	21d	1	1.27mi
227 Claudia St Unit 2 San Antonio, TX	1.0	1.0	650	$1,700	$2.62	22d	1	1.27mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	2d	20	1.31mi
142 Avant Ave Unit 3 San Antonio, TX	1.0	1.0	700	$950	$1.36	44d	1	1.31mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	1.32mi

Listing history 15 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $80,000 New
3. 2026-01-19
   status Pending
4. 2025-12-13
   historical Active Option
5. 2025-12-09
   historical
6. 2025-10-01
   price $71,500
7. 2025-10-01
   status Back on Market
8. 2025-09-30
   historical
9. 2025-09-19
   price $74,000
10. 2025-09-08
    price $77,700
11. 2025-09-02
    price $85,000
12. 2025-06-19
    price $106,000
13. 2025-05-06
    price $125,000
14. 2025-05-01
    price $145,000
15. 2025-04-26
    listed $185,000 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,858
• − Mortgage interest: −$4,481
• − Property taxes: −$2,026
• − Insurance: −$400
• − Repairs & maintenance: −$1,029
• − Management: −$1,029
• − Depreciation: −$2,327
• Taxable income: $1,567
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,322/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-56.8% since first listed

15 events — show timeline

• 2026-05-21 Pending — LERA
• 2026-05-19 Listed $80,000 LERA
• 2026-01-19 Pending — LERA
• 2025-12-13 Contingent — LERA
• 2025-12-09 Listing Removed — LERA
• 2025-10-01 Price Changed $71,500 LERA
• 2025-10-01 Relisted — LERA
• 2025-09-30 Listing Removed — LERA
• 2025-09-19 Price Changed $74,000 LERA
• 2025-09-08 Price Changed $77,700 LERA
• 2025-09-02 Price Changed $85,000 LERA
• 2025-06-19 Price Changed $106,000 LERA
• 2025-05-06 Price Changed $125,000 LERA
• 2025-05-01 Price Changed $145,000 LERA
• 2025-04-26 Listed $185,000 LERA

Property tax history

+9.1%/yr

Latest (2025): $2,026 · +0.0% YoY. Source: county tax records.