918 Hampton St · San Antonio, TX 78220

$199,000

6 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 109 Days on market

Built 1986 10,018 sqft lot $109/sqft · at area comps Est $208k · at est. ↓ 5% 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 +11.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

As-is Investor grade six-bedroom, two-bath duplex near the bus line. Includes stove/oven and refrigerator in both units. Washer and dryer connection in units. Some window coverings. Central air and heat. Ceiling fans in bedrooms. Porcelain bathtub with tiled showers. New exterior paint. Unit 1 has new flooring. Potential rental income $975 for each side of the duplex.

Key facts

• Window coverings
• Stove oven
• Refrigerator

Tags

• DUPLEX
• STOVE OVEN
• REFRIGERATOR
• WASHER DRYER CONNECTION
• WINDOW COVERINGS
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-60 ($-716/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (8.5% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 flat; 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1,822/mo this rent would consume 52% of the median local household income ($42k/yr) (locally 705% 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 $21k of equity ($1k loan paydown + $20k 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 + 0.5% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $181,090 (9.0% 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 109 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.92% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (median comp): $207,801
• List price: $199,000
• Delta: -4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Kayton Ave	0.72mi	5/3.0 (-1)	1,587 (-13%)	7mo	$110,000	$69	30
1611 Lone Oak Ave	0.73mi	5/2.0 (-1)	2,043 (+12%)	16mo	$234,500	$115	28

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.80×
• Total profit: $100,266
• Equity at exit: $179,275

10-year hold

• IRR: 19.6%
• Equity multiple: 6.21×
• Total profit: $290,370
• Equity at exit: $386,613

Cash invested: $55,720 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 116
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$372 /mo · $4,466/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-60

Break-even live

Break-even rent $1,897

Max offer price $188,461

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $-3	+0% $-60	+5% $-116	+10% $-172
Rent	-10% $-204	-5% $-132	+0% $-60	+5% $12	+10% $84
Rate	-1.0pp $41	-0.5pp $-9	base $-60	+0.5pp $-111	+1.0pp $-164

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Hub Ave San Antonio, TX	5.0	2.0	1644	$1,495	$0.91	25d	1	0.87mi
206 Hub Ave San Antonio, TX	5.0	2.0	1644	$1,200	$0.73	5d	1	0.87mi
747 Bailey Ave San Antonio, TX	5.0	3.0	2069	$2,495	$1.21	14d	1	1.28mi

Listing history 19 events

1. 2026-06-21
   days on market $199,000 Active 109 DOM
2. 2026-06-18
   days on market $199,000 Active 106 DOM
3. 2026-06-17
   days on market $199,000 Active 105 DOM
4. 2026-06-16
   days on market $199,000 Active 104 DOM
5. 2026-06-15
   days on market $199,000 Active 103 DOM
6. 2026-06-13
   days on market $199,000 Active 101 DOM
7. 2026-06-09
   days on market $199,000 Active 97 DOM
8. 2026-06-08
   days on market $199,000 Active 96 DOM
9. 2026-06-07
   days on market $199,000 Active 95 DOM
10. 2026-06-04
    days on market $199,000 Active 92 DOM
11. 2026-06-03
    days on market $199,000 Active 91 DOM
12. 2026-06-02
    days on market $199,000 Active 90 DOM
13. 2026-06-01
    days on market $199,000 Active 89 DOM
14. 2026-05-31
    days on market $199,000 Active 88 DOM
15. 2026-05-19
    price $199,000 370-char remark

    Show marketing remark (370 chars)

    As-is Investor grade six-bedroom, two-bath duplex near the bus line. Includes stove/oven and refrigerator in both units. Washer and dryer connection in units. Some window coverings. Central air and heat. Ceiling fans in bedrooms. Porcelain bathtub with tiled showers. New exterior paint. Unit 1 has new flooring. Potential rental income $975 for each side of the duplex.

16. 2026-03-04
    listed $210,000 New 370-char remark

    Show marketing remark (370 chars)

    As-is Investor grade six-bedroom, two-bath duplex near the bus line. Includes stove/oven and refrigerator in both units. Washer and dryer connection in units. Some window coverings. Central air and heat. Ceiling fans in bedrooms. Porcelain bathtub with tiled showers. New exterior paint. Unit 1 has new flooring. Potential rental income $975 for each side of the duplex.

17. 2003-07-16
    soldstatus
18. 2001-02-26
    soldstatus
19. 1992-03-01
    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: $4,466 · $372/mo
• Projected year-2 tax: $4,466 · $372/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 ≥108°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,858
• − Mortgage interest: −$11,147
• − Property taxes: −$4,466
• − Insurance: −$995
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,789
• Taxable loss: −$4,036
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $253/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• Languages at home: 63% English-only · Spanish 36%

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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

-5.2% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $199,000 LERA
• 2026-03-04 Listed $210,000 LERA
• 2003-07-16 Sold (Public Records) — Public Records
• 2001-02-26 Sold (Public Records) — Public Records
• 1992-03-01 Sold (Public Records) — Public Records

Property tax history

+12.8%/yr

Latest (2025): $4,466 · -9.9% YoY. Source: county tax records.