1619 Latimer · San Antonio, TX 78220

$110,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 77 Days on market

Built 1959 6,882 sqft lot $116/sqft · 21% below area Est $139k · 21% 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 +20.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Investors Special! perfect for investors or buyers looking to create their own vision. With great potential for renovation, this home offers a chance to transform it into something special. Conveniently located and priced to sell- don't miss out on this value-packed opportunity!

Key facts

• 6,882 sq ft lot
• Built 1959
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $138,817
• List price: $110,000
• Delta: -20.76%
• 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
923 F St	0.17mi	3/1.0	832 (-12%)	5mo	$135,000	$162	67
971 F St	0.28mi	4/1.0 (+1)	1,004 (+6%)	10mo	$145,000	$144	64
1818 Amberson	0.20mi	3/1.0	832 (-12%)	11mo	$130,000	$156	61
642 Ferris Ave	0.65mi	3/2.0	960 (+1%)	7mo	$142,000	$148	58
207 Fargo	0.75mi	3/1.0	952 (+0%)	9mo	$97,700	$103	57
655 Ferris Ave	0.69mi	3/1.0	984 (+4%)	10mo	$85,000	$86	54
710 Sterling	0.60mi	3/1.0	1,048 (+10%)	3mo	$150,000	$143	53
2159 E Drexel	0.48mi	3/1.0	1,056 (+11%)	8mo	$146,999	$139	52
142 Dafoste Ave	0.68mi	3/1.0	914 (-4%)	16mo	$124,000	$136	49
103 Nellina	0.74mi	2/1.0 (-1)	906 (-5%)	11mo	$85,000	$94	44
647 Ferris Ave	0.67mi	2/1.0 (-1)	880 (-7%)	10mo	$80,000	$91	43
1415 Amanda	0.66mi	3/1.0	864 (-9%)	14mo	$80,000	$93	43

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: 27.3%
• Equity multiple: 3.14×
• Total profit: $66,002
• Equity at exit: $99,097

10-year hold

• IRR: 23.1%
• Equity multiple: 6.90×
• Total profit: $181,872
• Equity at exit: $213,706

Cash invested: $30,800 (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: 113
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$577
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $142

Break-even live

Break-even rent $1,063

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $204	-5% $173	+0% $142	+5% $111	+10% $80
Rent	-10% $44	-5% $93	+0% $142	+5% $191	+10% $240
Rate	-1.0pp $197	-0.5pp $170	base $142	+0.5pp $113	+1.0pp $84

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Lincolnshire Dr San Antonio, TX	2.0	1.0	768	$925	$1.20	20d	1	0.24mi
515 Lincolnshire Dr San Antonio, TX	2.0	1.0	681	$885	$1.30	5d	1	0.28mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	22d	1	0.29mi
380 Sterling St Unit 1 San Antonio, TX	2.0	1.0	642	$550	$0.86	24d	1	0.35mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,149	$1.26	5d	1	0.43mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	24d	1	0.46mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	5d	1	0.46mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,380	$1.52	2d	1	0.46mi
723 Sewanee St San Antonio, TX	3.0	2.0	1028	$1,264	$1.23	13d	1	0.46mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	44d	1	0.47mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	2d	1	0.50mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	44d	1	0.51mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	44d	1	0.65mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	5d	1	0.66mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	22d	1	0.67mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	44d	1	0.78mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.84mi
111 Quinta St San Antonio, TX	3.0	2.0	909	$1,295	$1.42	2d	1	0.86mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	22d	1	0.87mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.92mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	44d	1	0.97mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	44d	1	0.97mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	1.10mi
515 Clark Ave San Antonio, TX	3.0	2.0	528	$1,250	$2.37	24d	1	1.12mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	1.15mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	44d	1	1.16mi
1829 E Highland Blvd San Antonio, TX	2.0	1.0	640	$950	$1.48	44d	1	1.17mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	24d	1	1.25mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	5d	1	1.25mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	44d	1	1.31mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	1.31mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	1.32mi
2307 McKinley Ave San Antonio, TX	3.0	2.0	1059	$1,495	$1.41	44d	1	1.33mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	1.35mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	1.38mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	1.38mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	1.39mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	4d	60	1.41mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	44d	1	1.41mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	44d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $110,000 Active 77 DOM
2. 2026-06-17
   days on market $110,000 Active 76 DOM
3. 2026-06-16
   days on market $110,000 Active 75 DOM
4. 2026-06-15
   days on market $110,000 Active 74 DOM
5. 2026-06-13
   days on market $110,000 Active 72 DOM
6. 2026-06-09
   days on market $110,000 Active 68 DOM
7. 2026-06-08
   statusdays on market $110,000 Active 67 DOM
8. 2026-06-07
   days on market $110,000 Price Change 66 DOM
9. 2026-06-04
   days on market $110,000 Price Change 63 DOM
10. 2026-06-03
    days on market $110,000 Price Change 62 DOM
11. 2026-06-02
    days on market $110,000 Price Change 61 DOM
12. 2026-06-01
    days on market $110,000 Price Change 60 DOM
13. 2026-05-31
    days on market $110,000 Price Change 59 DOM
14. 2026-04-04
    price $115,000 282-char remark

    Show marketing remark (282 chars)

    Investors Special! perfect for investors or buyers looking to create their own vision. With great potential for renovation, this home offers a chance to transform it into something special. Conveniently located and priced to sell- don't miss out on this value-packed opportunity!

15. 2026-04-02
    listed $100,000 New 282-char remark

    Show marketing remark (282 chars)

    Investors Special! perfect for investors or buyers looking to create their own vision. With great potential for renovation, this home offers a chance to transform it into something special. Conveniently located and priced to sell- don't miss out on this value-packed opportunity!

16. 2014-07-01
    soldstatus
17. 2014-06-30
    soldstatus Sold
18. 2014-06-15
    status Pending
19. 2014-06-09
    listed $49,800 New
20. 2010-03-16
    historical
21. 2009-12-28
    listed $54,900
22. 2008-02-14
    soldstatus
23. 1978-08-01
    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: $2,603 · $217/mo
• Projected year-2 tax: $2,603 · $217/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 2/10 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: $14,909
• − Mortgage interest: −$6,162
• − Property taxes: −$2,603
• − Insurance: −$550
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,701/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

+109.5% since first listed

10 events — show timeline

• 2026-04-04 Price Changed $115,000 LERA
• 2026-04-02 Listed $100,000 LERA
• 2014-07-01 Sold (Public Records) — Public Records
• 2014-06-30 Sold (MLS) — LERA
• 2014-06-15 Pending — LERA
• 2014-06-09 Listed $49,800 LERA
• 2010-03-16 Listing Removed — LERA
• 2009-12-28 Listed $54,900 LERA
• 2008-02-14 Sold (Public Records) — Public Records
• 1978-08-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,603 · +10.0% YoY. Source: county tax records.