912 Torreon · San Antonio, TX 78207

$144,000

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 139 Days on market

Built 1996 3,746 sqft lot $150/sqft · 27% above area Est $114k · 27% over ↓ 6% since listing

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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).

• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

Key facts

• Updated cabinets
• Near downtown
• Updated countertops

Tags

• UPDATED COUNTERTOPS
• UPDATED CABINETS
• METAL GATE
• NEAR DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $-33 ($-402/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (9.8% below list).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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: 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: De Zavala El (math 17% / reading 19%, grade F, #3,785 of 4,322 statewide, top 88%, 418 students, 98% FRL); Tafolla Middle (math 6% / reading 16%, grade F, #1,634 of 1,662 statewide, top 99%, 697 students, 97% 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,298/mo this rent would consume 48% 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 $15k of equity ($996 loan paydown + $14k 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 $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $36k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $126,720 (12.0% 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 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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: 0.90% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.00%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

• ARV (median comp): $113,810
• List price: $144,000
• Delta: 26.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 Colima	0.32mi	2/2.0 (-1)	923 (-4%)	6mo	$125,000	$135	69
1506 Chihuahua	0.34mi	3/1.0	995 (+4%)	8mo	$155,000	$156	68
102 S Rosillo	0.51mi	3/2.0	984 (+2%)	6mo	$75,000	$76	67
1327 Colima	0.35mi	3/2.0	1,045 (+9%)	3mo	$169,900	$163	66
1122 Elvira St	0.37mi	2/2.0 (-1)	890 (-7%)	2mo	$164,900	$185	64
2318 W Cesar Chavez	0.20mi	3/1.0	888 (-8%)	13mo	$150,000	$169	64
924 Montezuma	0.17mi	2/1.0 (-1)	870 (-9%)	23mo	$120,000	$138	48
315 Jean St	0.60mi	3/1.5	841 (-12%)	6mo	$139,998	$166	45
3022 EL Paso	0.70mi	3/2.0	1,100 (+15%)	2mo	$99,000	$90	41
1122 Guadalupe Ybarra	0.67mi	3/2.0	1,054 (+10%)	16mo	$205,000	$194	39
1619 Montezuma St	0.55mi	3/2.0	1,062 (+11%)	22mo	$189,000	$178	38
305 Jean St	0.61mi	3/1.0	825 (-14%)	9mo	$199,999	$242	37

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: 25.3%
• Equity multiple: 3.05×
• Total profit: $82,826
• Equity at exit: $129,727

10-year hold

• IRR: 23.6%
• Equity multiple: 7.49×
• Total profit: $261,573
• Equity at exit: $279,760

Cash invested: $40,320 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$755
• Tax from tax record: −$244 /mo · $2,929/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-33

Break-even live

Break-even rent $1,341

Max offer price $138,083

Occupancy floor 98%

Sensitivity live

Price	-10% $48	-5% $7	+0% $-33	+5% $-74	+10% $-115
Rent	-10% $-136	-5% $-85	+0% $-33	+5% $18	+10% $69
Rate	-1.0pp $39	-0.5pp $3	base $-33	+0.5pp $-71	+1.0pp $-109

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	6d	1	0.28mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.40mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.41mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.56mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	0.58mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	0.62mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	6d	1	0.63mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.65mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	5d	1	0.66mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	0.75mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	0.77mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	0.82mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	6d	1	0.84mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	0.85mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	45d	1	0.94mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	1.05mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,645	$2.03	0d	29	1.06mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,459	$1.57	0d	1	1.07mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$2,195	$1.96	0d	31	1.08mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	1.10mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	4d	1	1.10mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	1.10mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,094	$1.15	0d	1	1.12mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	1.13mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.15mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	25d	1	1.16mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	1.24mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,139	$1.16	0d	1	1.25mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	1.29mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	1.29mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	1.29mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	1.29mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	45d	1	1.32mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	12d	1	1.32mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	1.32mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	1.36mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	1.38mi

Listing history 17 events

1. 2026-06-04
   days on market $144,000 Active 139 DOM
2. 2026-06-03
   days on market $144,000 Active 138 DOM
3. 2026-06-02
   statusdays on market $144,000 Active 137 DOM
4. 2026-06-01
   days on market $144,000 Back on Market 136 DOM
5. 2026-05-31
   days on market $144,000 Back on Market 135 DOM
6. 2026-05-17
   status Active Option 426-char remark

   Show marketing remark (426 chars)

   Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

7. 2026-05-15
   historical 426-char remark

   Show marketing remark (426 chars)

   Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

8. 2026-05-01
   price $145,000 426-char remark

   Show marketing remark (426 chars)

   Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

9. 2026-04-23
   price $149,000 426-char remark

   Show marketing remark (426 chars)

   Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

10. 2026-04-10
    price $156,000 426-char remark

    Show marketing remark (426 chars)

    Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

11. 2026-03-22
    price $160,000 426-char remark

    Show marketing remark (426 chars)

    Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

12. 2026-02-12
    price $165,000 426-char remark

    Show marketing remark (426 chars)

    Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

13. 2026-01-29
    price $169,000 426-char remark

    Show marketing remark (426 chars)

    Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

14. 2026-01-14
    listed $180,000 New 426-char remark

    Show marketing remark (426 chars)

    Charming 3 Bedroom, 2 Bathroom home located near downtown! This well-maintained home features updated countertops and cabinets that add a modern touch to the kitchen, perfect for everyday living and entertaining. The roof is only 5 years old, offering peach of mind for years to come. A metal gate in the front provides added privacy and curb appeal. Great Opportunity for homeowners or investors. Schedule your showing today!

15. 2020-10-30
    soldstatus Sold 154-char remark

    Show marketing remark (154 chars)

    Charming home close to downtown. New cabinets, flooring, fixtures, fresh paint in/out. This home is spacious and waiting for your buyer to call it home.

16. 2020-09-22
    listed $155,000 New 154-char remark

    Show marketing remark (154 chars)

    Charming home close to downtown. New cabinets, flooring, fixtures, fresh paint in/out. This home is spacious and waiting for your buyer to call it home.

17. 2020-05-01
    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: $2,929 · $244/mo
• Projected year-2 tax: $2,929 · $244/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 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: $15,580
• − Mortgage interest: −$8,066
• − Property taxes: −$2,929
• − Insurance: −$720
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,189
• Taxable loss: −$2,816
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $274/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

-6.5% since first listed

12 events — show timeline

• 2026-05-17 Relisted — LERA
• 2026-05-15 Listing Removed — LERA
• 2026-05-01 Price Changed $145,000 LERA
• 2026-04-23 Price Changed $149,000 LERA
• 2026-04-10 Price Changed $156,000 LERA
• 2026-03-22 Price Changed $160,000 LERA
• 2026-02-12 Price Changed $165,000 LERA
• 2026-01-29 Price Changed $169,000 LERA
• 2026-01-14 Listed $180,000 LERA
• 2020-10-30 Sold (MLS) — LERA
• 2020-09-22 Listed $155,000 LERA
• 2020-05-01 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,929 · -5.7% YoY. Source: county tax records.