351 Nash · San Antonio, TX 78223

$120,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 18 Days on market

Built 1957 7,840 sqft lot Est $165k · 27% under

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

Key facts

• Easy access
• Storage building
• Covered patio

Tags

• COVERED PATIO
• STORAGE BUILDING
• EASY ACCESS

Property features AI

Finance

• HOA & community: Subdivision: FAIRLAWN

Exterior

• Parking: 1-car garage
• Utilities: City water/sewer
• Home design: Pre-owned single-family property; Approximate age: 69 years
• Construction: Slab foundation; Composition roof
• Exterior features: Wood siding exterior

Interior

• Kitchen: Kitchen (11 x 6); Stove/Range
• Bedrooms: Master bedroom on lower level (13 x 11); Bedroom 2 (13 x 10); Bedroom 3 (12 x 9)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Window air conditioning units
• Interior features: Ceiling fans; Living and dining room combined; Utility area in garage; Some window coverings remain; Stove/Range included; Washer and dryer connections
• Laundry & utility: Washer connection; Dryer connection; Utility room (9 x 6); Utility area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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: Schenck El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 544 students, 91% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago 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 3.1% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.22% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $165,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
274 Gayle Ave	0.17mi	3/1.0	988 (-3%)	8mo	$74,900	$76	81
227 Anton Dr	0.29mi	3/1.0	1,000 (-1%)	7mo	$143,250	$143	78
310 Hatcher	0.18mi	3/2.0	1,064 (+5%)	6mo	$179,900	$169	74
502 E Palfrey	0.16mi	3/1.0	960 (-5%)	11mo	$174,999	$182	74
394 Anton	0.11mi	3/1.0	912 (-10%)	8mo	$85,000	$93	71
407 Pickwell	0.40mi	3/2.0	1,044 (+3%)	2mo	$119,000	$114	71
875 Utopia	0.41mi	3/1.0	972 (-4%)	8mo	$155,000	$159	67
307 Hatcher	0.16mi	3/1.5	1,160 (+14%)	1mo	$189,000	$163	66
450 E Palfrey	0.09mi	3/2.0	884 (-13%)	9mo	$150,000	$170	63
119 Harcourt	0.35mi	3/1.0	1,130 (+11%)	3mo	$104,400	$92	62
326 Ryan	0.73mi	3/2.0	1,058 (+4%)	9mo	$200,000	$189	47
330 Pool Dr	0.69mi	3/1.0	1,160 (+14%)	7mo	$199,500	$172	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-13,126
• Equity at exit: $17,892

10-year hold

• IRR: -7.9%
• Equity multiple: 0.58×
• Total profit: $-14,006
• Equity at exit: $10,375

Cash invested: $33,600 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$629
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $165

Break-even live

Break-even rent $1,255

Max offer price $120,000

Occupancy floor 84%

Sensitivity live

Price	-10% $233	-5% $199	+0% $165	+5% $131	+10% $97
Rent	-10% $49	-5% $107	+0% $165	+5% $222	+10% $280
Rate	-1.0pp $225	-0.5pp $195	base $165	+0.5pp $134	+1.0pp $102

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Kate Schenck Ave San Antonio, TX	3.0	2.0	1250	$1,450	$1.16	20d	1	0.21mi
115 Harcourt Ave San Antonio, TX	3.0	1.0	912	$1,500	$1.64	22d	1	0.35mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	15d	1	0.40mi
2566 Goliad Rd San Antonio, TX	1.0–2.0	1.0	600	$1,300	$2.17	24d	23	0.49mi
2566 Goliad Rd San Antonio, TX	2.0	1.0	600	$1,350	$2.25	5d	20	0.49mi
3522 Bob Billa St San Antonio, TX	3.0	2.0	1177	$1,200	$1.02	44d	1	0.56mi
462 Utopia Ln San Antonio, TX	2.0	1.0	837	$1,215	$1.45	44d	1	0.57mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	3d	32	0.58mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	22d	5	0.59mi
462 Utopia Ln Unit W248 San Antonio, TX	2.0	1.0	837	$1,239	$1.48	18d	1	0.63mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	660	$998	$1.51	2d	6	0.63mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	24d	1	0.66mi
4011 Anton Dr San Antonio, TX	3.0	2.0	1269	$1,500	$1.18	44d	1	0.68mi
3903 SE Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	942	$1,364	$1.45	22d	10	0.85mi
4103 Freestone St San Antonio, TX	4.0	2.0	1195	$1,800	$1.51	24d	1	0.88mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	24d	1	1.01mi
4155 Freestone St San Antonio, TX	4.0	2.0	1259	$1,495	$1.19	5d	1	1.01mi
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	44d	1	1.05mi
4700 Stringfellow Dr San Antonio, TX	2.0	1.0–2.0	904	$922	$1.02	2d	3	1.11mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	44d	1	1.12mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,550	$1.12	24d	2	1.15mi
7818 Shetland Dr Unit 102 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	22d	1	1.15mi
7818 Shetland Dr Unit 101 San Antonio, TX	3.0	2.5	1225	$1,475	$1.20	44d	1	1.15mi
7818 Shetland Dr San Antonio, TX	3.0	2.5	1380	$1,475	$1.07	44d	2	1.15mi
3007 SE Military Dr Unit 710 San Antonio, TX	2.0	2.0	1010	$855	$0.85	3d	1	1.18mi
7938 City Base Lndg San Antonio, TX	1.0–3.0	1.0–2.0	877	$1,610	$1.83	2d	18	1.18mi
4407 Grassland Pass San Antonio, TX	4.0	2.0	1500	$1,597	$1.06	5d	1	1.20mi
4442 Grassland Pass San Antonio, TX	4.0	2.0	1492	$1,685	$1.13	5d	1	1.25mi
7310 S New Braunfels Ave Unit 710 San Antonio, TX	2.0	2.0	871	$1,132	$1.30	3d	1	1.27mi
4443 Glades Way San Antonio, TX	3.0	2.0	1450	$1,395	$0.96	44d	1	1.27mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	20d	1	1.33mi
4534 Zoe Pass San Antonio, TX	4.0	2.0	1492	$1,625	$1.09	24d	1	1.33mi
6410 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1017	$1,555	$1.53	4d	21	1.37mi
7910 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1187	$2,640	$2.22	2d	48	1.46mi
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	44d	1	1.46mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	3d	1	1.49mi

Listing history 15 events

1. 2026-06-04
   days on market $120,000 Active 18 DOM
2. 2026-06-03
   days on market $120,000 Active 17 DOM
3. 2026-06-02
   days on market $120,000 Active 16 DOM
4. 2026-06-01
   days on market $120,000 Active 15 DOM
5. 2026-05-31
   days on market $120,000 Active 14 DOM
6. 2026-05-17
   listed $120,000 New
7. 2016-12-02
   soldstatus Sold 446-char remark

   Show marketing remark (446 chars)

   Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

8. 2016-12-02
   soldstatus

   Show marketing remark (446 chars)

   Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

9. 2016-11-17
   status Pending SB 446-char remark

   Show marketing remark (446 chars)

   Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

10. 2016-09-15
    status Pending 446-char remark

    Show marketing remark (446 chars)

    Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

11. 2016-08-30
    historical Active Option 446-char remark

    Show marketing remark (446 chars)

    Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

12. 2016-08-06
    listed $95,000 New 446-char remark

    Show marketing remark (446 chars)

    Move in ready 3/1 with a great canvas for the new owner to make it their own. Walking distance to K Schenk Elementary in the Fairlawn community. On a beautiful lot with mature trees, covered patio/slab, and storage building. 1 car garage with large utility room. Washer, Dryer, and refrigerator included. Easy access to major highways and Brooks City Base. AC recently serviced. Low Taxes and great investor potential exceeding the 1% rule.

13. 2011-01-13
    soldstatus
14. 2011-01-11
    historical
15. 2010-09-26
    listed $78,000

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 4/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,558
• − Mortgage interest: −$6,722
• − Property taxes: −$3,744
• − Insurance: −$600
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,491
• Taxable income: $192
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $1,929/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• 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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

+53.8% since first listed

10 events — show timeline

• 2026-05-17 Listed $120,000 LERA
• 2016-12-02 Sold (MLS) — LERA
• 2016-12-02 Sold (Public Records) — Public Records
• 2016-11-17 Pending — LERA
• 2016-09-15 Pending — LERA
• 2016-08-30 Contingent — LERA
• 2016-08-06 Listed $95,000 LERA
• 2011-01-13 Sold (Public Records) — Public Records
• 2011-01-11 Listing Removed — LERA
• 2010-09-26 Listed $78,000 LERA

Property tax history

+5.6%/yr

Latest (2025): $3,744 · -2.1% YoY. Source: county tax records.