607 Kashmuir Pl · San Antonio, TX 78223

$100,000

3 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 14 Days on market

Built 1952 7,187 sqft lot $100/sqft · 34% below area Est $152k · 34% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Unlock the potential in this investor special! This home is ready for a complete transformation and offers a great footprint to work with. Large backyard with shade trees and a detached structure for storage or workshop use. Backs directly to Southside Lions Park Trail, offering a rare greenbelt backdrop.

Key facts

• Detached structure
• Large backyard
• Storage or workshop

Tags

• LARGE BACKYARD
• DETACHED STRUCTURE
• STORAGE OR WORKSHOP
• GREENBELT BACKDROP

Property features AI

Finance

• Financial info: Down payment assistance resources available

Exterior

• Parking: Attached 1-car garage
• Utilities: Water system available; Sewer system available
• Home design: Siding exterior; Built-up / gravel roof; Pre-owned; Approximately 74 years old
• Construction: Siding construction; Built-up / gravel roof
• Exterior features: Chain link fence; Storage building / shed; Mature trees

Interior

• Kitchen: Kitchen approximately 8 x 10; Breakfast bar
• Bedrooms: Master bedroom located on lower level; Bedroom 2: 10 x 10; Bedroom 3: 10 x 10; Master bedroom: 10 x 10
• Flooring: Carpeting; Ceramic tile; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Multiple (3+) window A/C units
• Interior features: Ceiling fans; Open floor plan; Separate dining room; Breakfast bar; 1 living area; Ground level / no steps; All bedrooms downstairs; Secondary bedroom on lower level; Laundry in garage; Washer connection; Dryer connection; Gas water heater
• Laundry & utility: Laundry hookups in garage (washer and dryer connections)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.2% 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: Highland Hills El (math 10% / reading 23%, grade F, #3,946 of 4,322 statewide, top 92%, 618 students, 94% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 of loan paydown is wiped out by about $3k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 3.4% of price; built in 1952 — 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 $100,000

Questions for the listing agent

1. Built in 1952 — 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: 1.49% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 5.6

CMA / ARV

• ARV (median comp): $152,208
• List price: $100,000
• Delta: -34.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Kashmuir Pl	0.00mi	3/1.0	1,002 (0%)	1mo	$100,000	$100	99
611 Kashmuir Pl	0.01mi	3/1.0	1,008 (+1%)	4mo	$150,000	$149	96
811 Cravens	0.12mi	3/1.0	1,023 (+2%)	4mo	$155,000	$152	88
814 Pennystone Ave	0.27mi	3/1.0	1,026 (+2%)	14mo	$149,900	$146	72
401 Kashmuir	0.39mi	3/1.0	1,080 (+8%)	2mo	$184,900	$171	67
315 Colglazier Ave	0.68mi	3/1.0	1,000 (-0%)	14mo	$163,000	$163	56
626 Glamis	0.39mi	2/1.0 (-1)	858 (-14%)	2mo	$79,900	$93	51
630 Glamis Ave	0.38mi	3/2.0	1,128 (+13%)	10mo	$195,000	$173	49
230 Metz	0.59mi	2/1.0 (-1)	912 (-9%)	8mo	$189,999	$208	46
3602 Bremen Ave	0.57mi	4/2.0 (+1)	1,092 (+9%)	6mo	$125,000	$114	44
102 Smallwood Dr	0.63mi	3/1.0	1,096 (+9%)	13mo	$148,500	$135	44
2307 Hicks	0.75mi	2/1.0 (-1)	905 (-10%)	1mo	$214,999	$238	44

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $492
• Equity at exit: $14,910

10-year hold

• IRR: 6.2%
• Equity multiple: 1.39×
• Total profit: $11,010
• Equity at exit: $8,646

Cash invested: $28,000 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$524
• Tax from tax record: −$282 /mo · $3,379/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $329

Break-even live

Break-even rent $1,073

Max offer price $100,000

Occupancy floor 73%

Sensitivity live

Price	-10% $385	-5% $357	+0% $329	+5% $301	+10% $272
Rent	-10% $211	-5% $270	+0% $329	+5% $388	+10% $446
Rate	-1.0pp $379	-0.5pp $354	base $329	+0.5pp $303	+1.0pp $277

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	44d	1	0.03mi
4700 Stringfellow Dr San Antonio, TX	2.0	1.0–2.0	904	$922	$1.02	2d	3	0.37mi
317 Kashmuir Pl Unit 3 San Antonio, TX	2.0	1.0	732	$1,197	$1.64	17d	1	0.51mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	24d	1	0.58mi
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	44d	1	0.62mi
534 Cosgrove St San Antonio, TX	3.0	2.0	1430	$1,875	$1.31	44d	1	0.73mi
311 Glamis Ave Unit 1 San Antonio, TX	3.0	2.0	1200	$1,395	$1.16	44d	1	0.78mi
311 Glamis Ave Unit 2 San Antonio, TX	3.0	1.0	900	$1,395	$1.55	44d	1	0.78mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,295	$1.18	4d	1	0.78mi
2307 McKinley Ave San Antonio, TX	3.0	2.0	1059	$1,495	$1.41	44d	1	0.82mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	11d	1	0.83mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	24d	1	0.86mi
3522 Bob Billa St San Antonio, TX	3.0	2.0	1177	$1,200	$1.02	44d	1	0.93mi
111 Quinta St San Antonio, TX	3.0	2.0	909	$1,295	$1.42	2d	1	0.99mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	22d	1	1.00mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	15d	1	1.05mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	22d	5	1.09mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	3d	1	1.12mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	44d	1	1.13mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	44d	1	1.16mi
1811 McKinley Ave San Antonio, TX	2.0	2.0	1248	$975	$0.78	3d	1	1.18mi
2335 Nopal St Unit 108 San Antonio, TX	2.0	1.0	805	$975	$1.21	5d	1	1.26mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	44d	1	1.30mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	24d	1	1.30mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	1.32mi
164 Day Rd San Antonio, TX	3.0	2.5	1250	$1,667	$1.33	24d	1	1.36mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	660	$998	$1.51	2d	6	1.37mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	1.40mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	13d	1	1.44mi
271 Kate Schenck Ave San Antonio, TX	3.0	2.0	1250	$1,450	$1.16	21d	1	1.48mi

Listing history 16 events

1. 2026-05-10
   status Pending 306-char remark
2. 2026-05-05
   historical Active Option 306-char remark
3. 2026-04-25
   listed $100,000 New 306-char remark
4. 2013-11-12
   historical
5. 2013-09-24
   price $76,900 Price Change
6. 2013-06-12
   listed $79,900 Active
7. 2013-05-27
   historical
8. 2013-03-08
   listed $79,900
9. 2013-01-03
   soldstatus
10. 2012-12-28
    soldstatus
11. 2012-12-06
    historical
12. 2012-09-28
    listed $34,900
13. 2000-03-02
    soldstatus
14. 2000-01-20
    soldstatus
15. 2000-01-20
    soldstatus
16. 2000-01-20
    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: $3,379 · $282/mo
• Projected year-2 tax: $3,379 · $282/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 3/10 Moderate
• 🌡 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: $17,871
• − Mortgage interest: −$5,602
• − Property taxes: −$3,379
• − Insurance: −$500
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$2,909
• Taxable income: $2,621
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,316/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

+186.5% since first listed

18 events — show timeline

• 2026-05-29 Sold (Public Records) — Public Records
• 2026-05-27 Sold (MLS) — LERA
• 2026-05-10 Pending — LERA
• 2026-05-05 Contingent — LERA
• 2026-04-25 Listed $100,000 LERA
• 2013-11-12 Listing Removed — LERA
• 2013-09-24 Price Changed $76,900 LERA
• 2013-06-12 Listed $79,900 LERA
• 2013-05-27 Listing Removed — LERA
• 2013-03-08 Listed $79,900 LERA
• 2013-01-03 Sold (Public Records) — Public Records
• 2012-12-28 Sold (MLS) — LERA
• 2012-12-06 Listing Removed — LERA
• 2012-09-28 Listed $34,900 LERA
• 2000-03-02 Sold (Public Records) — Public Records
• 2000-01-20 Sold (Public Records) — Public Records
• 2000-01-20 Sold (Public Records) — Public Records
• 2000-01-20 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,379 · -2.1% YoY. Source: county tax records.