3130 Golden Ave · San Antonio, TX 78211

$75,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 9 Days on market

Built 1968 6,250 sqft lot Est $120k · 37% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Key facts

• 6,250 sq ft lot
• 2 garage spots
• Built 1968

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources not indicated
• HOA & community: Subdivision legal name: QUINTANA/SOUTH SAN AREA (SS)

Exterior

• Parking: 2-car garage; Side entry parking
• Utilities: Water system available
• Home design: Pre-owned property; Approximately 58 years old
• Construction: Composition roof; Wood shingle/shake roof
• Exterior features: Asbestos shingle exterior; Subdivision: QUINTANA ROAD

Interior

• Kitchen: Kitchen roughly 6 x 8
• Bedrooms: Master bedroom about 10 x 10; Bedroom 2 about 8 x 8; Bedroom 3 about 7 x 7
• Flooring: Laminate flooring
• Bathrooms: One full bath; One half bath; Master bath with shower only
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: One living area; All window coverings remain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $75k).
• Cap rate 9.4% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 152 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $182 of equity ($519 loan paydown + $-337 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1968 — 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: 1.30% ✓
• Cap rate: 9.37%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $119,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3130 Golden Ave	0.00mi	3/1.5 (+1)	720 (0%)	1mo	$75,000	$104	92
250 Yuma	0.23mi	2/1.0	768 (+7%)	8mo	$75,000	$98	72
235 Mohawk	0.31mi	3/1.0 (+1)	816 (+13%)	5mo	$139,899	$171	55
134 Fernleaf Ave	0.73mi	2/1.0	658 (-9%)	3mo	$109,000	$166	49
223 Mohawk	0.32mi	1/1.0 (-1)	648 (-10%)	22mo	$50,000	$77	45
2618 Misty Spray Dr	0.73mi	2/1.0	816 (+13%)	14mo	$142,800	$175	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.41×
• Total profit: $8,555
• Equity at exit: $20,109

10-year hold

• IRR: 14.3%
• Equity multiple: 2.50×
• Total profit: $31,558
• Equity at exit: $22,877

Cash invested: $21,000 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 152
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $976 high
• Mortgage (P&I): −$393
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $193

Break-even live

Break-even rent $732

Max offer price $75,000

Occupancy floor 75%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Caddo Unit A San Antonio, TX	2.0	1.0	600	$950	$1.58	23d	1	0.44mi
3632 SW Military Dr Unit 14 San Antonio, TX	2.0	1.0	700	$915	$1.31	21d	1	0.57mi
518 Briggs St San Antonio, TX	2.0	1.0	740	$699	$0.94	16d	1	0.59mi
518 Briggs Ave Apt 401 San Antonio, TX	2.0	1.0	740	$699	$0.94	23d	1	0.59mi
130 Camino de Oro San Antonio, TX	1.0–2.0	1.0	629	$1,060	$1.69	1d	40	0.63mi
130 Camino de Oro San Antonio, TX	2.0	1.0	629	$1,690	$2.69	43d	10	0.63mi
130 Camino De Oro Unit 601 San Antonio, TX	1.0	1.0	586	$914	$1.56	43d	1	0.63mi
223 Kelsey Ave Unit 1 San Antonio, TX	1.0	1.0	650	$795	$1.22	43d	1	0.69mi
602 Lovett Ave Unit 5 San Antonio, TX	1.0	1.0	550	$645	$1.17	43d	1	1.12mi

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $75,000 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,714
• − Mortgage interest: −$4,201
• − Property taxes: −$1,848
• − Insurance: −$375
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,182
• Taxable income: $1,234
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,015/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-30 Pending — LERA
• 2026-04-21 Listed $75,000 LERA

Property tax history

+5.8%/yr

Latest (2025): $1,848 · +10.0% YoY. Source: county tax records.