2323 W Salinas St · San Antonio, TX 78207

$140,000

2 bd · 1.0 ba · 778 sqft · SingleFamily public records · 34 Days on market

Built 1930 3,010 sqft lot Est $98k · 43% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming and updated, this 2-bedroom, 1-bath bungalow offers an efficient layout. A front living room opens to an extra flex room that can serve as a second living area, home office, or guest space. The primary bedroom is paired with a generous closet, while the dining room sits just off the kitchen, keeping daily living close and functional. The full bathroom features fresh tile, a modern vanity and updated fixtures. Located in San Antonio ISD, this home sits in the historic West Side near Prospect Hill and Avenida Guadalupe area, with quick access to downtown, major roads, neighborhood parks, and local restaurants. It is an excellent option for buyers or investors looking for an affordabl

Key facts

• Fresh tile
• Generous closet
• Flex room

Tags

• FLEX ROOM
• GENEROUS CLOSET
• FRESH TILE
• MODERN VANITY
• UPDATED FIXTURES
• QUICK ACCESS TO DOWNTOWN

Property features AI

Exterior

• Parking: Driveway; Two parking spaces
• Utilities: Electricity connected; Public water; Public sewer (sewer connected)
• Home design: Single-story home
• Construction: Composition roof; Year built per public records
• Exterior features: Private yard; Privacy fencing; Corner lot; South-facing

Interior

• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Ceiling fans; Wall/window cooling units
• Interior features: Updated/remodeled interior; No additional interior features listed
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.5% below list).
• Recommended offer: $115k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 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: Margil El (math 10% / reading 15%, grade F, #4,167 of 4,322 statewide, top 97%, 436 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 43% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($968 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $115,434 (17.5% 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 34 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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: 0.82% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $98,028
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 W Salinas St	0.17mi	2/1.0	840 (+8%)	16mo	$130,000	$155	65
1711 Leal St	0.73mi	2/1.0	816 (+5%)	15mo	$110,000	$135	46
1507 Leal St	0.60mi	3/1.0 (+1)	818 (+5%)	16mo	$65,000	$79	45
134 Peche	0.62mi	3/1.0 (+1)	709 (-9%)	7mo	$40,000	$56	45
1804 San Fernando St	0.66mi	2/1.0	718 (-8%)	18mo	$120,000	$167	41
2106 W Cesar E Chavez Blvd	0.52mi	2/1.0	870 (+12%)	23mo	$110,000	$126	36
605 Torreon	0.69mi	2/1.0	668 (-14%)	10mo	$34,999	$52	36
2318 W Cesar Chavez	0.56mi	3/1.0 (+1)	888 (+14%)	13mo	$150,000	$169	35
1319 N Trinity St	0.72mi	2/1.0	684 (-12%)	21mo	$81,000	$118	29

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: 23.4%
• Equity multiple: 2.91×
• Total profit: $74,768
• Equity at exit: $126,123

10-year hold

• IRR: 22.1%
• Equity multiple: 7.13×
• Total profit: $240,127
• Equity at exit: $271,989

Cash invested: $39,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$734
• Tax from tax record: −$234 /mo · $2,807/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-114

Break-even live

Break-even rent $1,299

Max offer price $119,782

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-75	+0% $-114	+5% $-154	+10% $-194
Rent	-10% $-206	-5% $-160	+0% $-114	+5% $-69	+10% $-23
Rate	-1.0pp $-44	-0.5pp $-79	base $-114	+0.5pp $-151	+1.0pp $-188

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	6d	1	0.13mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	26d	1	0.13mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.29mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	26d	1	0.54mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	6d	1	0.55mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	0.56mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	6d	1	0.57mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.58mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	0.60mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.63mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	0.64mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	45d	1	0.68mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	12d	1	0.68mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	45d	1	0.70mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.76mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	26d	1	0.80mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	0.85mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	0.87mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	0.87mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	13d	1	0.87mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	0.87mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	26d	1	0.88mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	45d	1	0.92mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	5d	1	0.94mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	26d	1	1.08mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	18d	1	1.10mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	1.15mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	45d	1	1.16mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	45d	1	1.19mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	45d	1	1.20mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	14d	1	1.22mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	5d	1	1.22mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	1.22mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	1.22mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	45d	1	1.23mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	6d	1	1.25mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	1.29mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	45d	1	1.30mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	0d	31	1.31mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	4d	14	1.32mi

Listing history 16 events

1. 2026-06-21
   days on market $140,000 Active 34 DOM
2. 2026-06-18
   days on market $140,000 Active 31 DOM
3. 2026-06-17
   days on market $140,000 Active 30 DOM
4. 2026-06-16
   days on market $140,000 Active 29 DOM
5. 2026-06-15
   days on market $140,000 Active 28 DOM
6. 2026-06-13
   days on market $140,000 Active 26 DOM
7. 2026-06-09
   days on market $140,000 Active 22 DOM
8. 2026-06-08
   days on market $140,000 Active 21 DOM
9. 2026-06-07
   days on market $140,000 Active 20 DOM
10. 2026-06-04
    days on market $140,000 Active 17 DOM
11. 2026-06-03
    days on market $140,000 Active 16 DOM
12. 2026-06-02
    days on market $140,000 Active 15 DOM
13. 2026-06-01
    days on market $140,000 Active 14 DOM
14. 2026-05-31
    days on market $140,000 Active 13 DOM
15. 2026-05-18
    listed $140,000 Active
16. 2023-01-05
    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: $2,807 · $234/mo
• Projected year-2 tax: $2,807 · $234/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 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: $13,852
• − Mortgage interest: −$7,842
• − Property taxes: −$2,807
• − Insurance: −$700
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$4,073
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $-465/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

2 events — show timeline

• 2026-05-18 Listed $140,000 Unlock MLS
• 2023-01-05 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,807 · +15.5% YoY. Source: county tax records.