821 Leal · San Antonio, TX 78207

$150,000

3 bd · 1.5 ba · 1,621 sqft · SingleFamily public records · 202 Days on market

Built 1945 7,840 sqft lot $93/sqft · 14% below area Est $174k · 14% under ↓ 40% since listing

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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 +23.7/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +7.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

Key facts

• 7,840 sq ft lot
• Built 1945
• Listed 201 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 rising fast (+7.7%/yr); 154 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).
• At $1,801/mo this rent would consume 67% of the median local household income ($32k/yr) (locally 2789% 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 $16k of equity ($1k loan paydown + $15k 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 + 7.7% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.20% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (median comp): $173,778
• List price: $150,000
• Delta: -13.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Ruiz St	0.17mi	3/1.5	1,628 (+0%)	9mo	$70,000	$43	84
1416 N Trinity St	0.52mi	3/2.0	1,568 (-3%)	1mo	$155,900	$99	68
2115 W Houston	0.50mi	3/2.0	1,424 (-12%)	1mo	$229,900	$161	54
616 Marshall St	0.71mi	2/2.0 (-1)	1,604 (-1%)	7mo	$349,000	$218	52

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: 32.4%
• Equity multiple: 3.59×
• Total profit: $108,987
• Equity at exit: $135,132

10-year hold

• IRR: 29.7%
• Equity multiple: 8.83×
• Total profit: $328,812
• Equity at exit: $291,417

Cash invested: $42,000 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$787
• Tax from tax record: −$288 /mo · $3,453/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $286

Break-even live

Break-even rent $1,439

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	43d	1	0.16mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	43d	1	0.45mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	24d	1	0.53mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	11d	1	0.58mi
1339 N Flores St Unit 107 San Antonio, TX	2.0	2.0	1580	$2,375	$1.50	43d	1	0.67mi
210 Cadwallader St San Antonio, TX	4.0	2.5	1396	$1,975	$1.41	43d	1	0.67mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	43d	1	0.69mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	43d	1	0.81mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	11d	1	0.81mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	4d	1	0.84mi
219 Princeton Ave San Antonio, TX	3.0	2.0	1230	$2,200	$1.79	24d	1	0.85mi
123 Park Ct San Antonio, TX	3.0	2.0	1368	$1,995	$1.46	43d	1	0.87mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	24d	1	0.87mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	43d	1	0.87mi
603 W Euclid Ave #4 San Antonio, TX	3.0	3.5	2100	$3,150	$1.50	43d	1	0.89mi
603 W Euclid Ave #2 San Antonio, TX	3.0	3.5	1887	$2,775	$1.47	2d	1	0.89mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	4d	1	0.93mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	43d	1	0.94mi
135 Harvard Ter San Antonio, TX	3.0	2.0	1509	$1,875	$1.24	4d	1	0.97mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	24d	1	1.01mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	43d	1	1.01mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,437	$1.62	3d	1	1.03mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	24d	1	1.07mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$3,845	$2.96	1d	39	1.07mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	43d	1	1.08mi
3610 Palmwood Ter San Antonio, TX	4.0	2.0	1634	$1,799	$1.10	43d	1	1.10mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	24d	1	1.11mi
323 Howard St Unit 323 San Antonio, TX	3.0	3.5	1560	$2,250	$1.44	43d	1	1.11mi
310 W Evergreen St #114 San Antonio, TX	3.0	2.5	1321	$2,000	$1.51	24d	1	1.13mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	24d	1	1.13mi
408 Lewis St San Antonio, TX	2.0	2.5	1467	$2,500	$1.70	24d	1	1.14mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	1d	85	1.15mi
1311 W French Pl San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	24d	1	1.16mi
1623 W Ashby Pl San Antonio, TX	4.0	2.0	1556	$1,900	$1.22	24d	1	1.16mi
300 N Main Ave San Antonio, TX	3.0	1.0–2.5	1153	$10,437	$9.05	1d	101	1.24mi
823 W French Pl San Antonio, TX	4.0	2.5	1920	$2,500	$1.30	12d	1	1.25mi
1415 N Main Ave San Antonio, TX	1.0–3.0	1.0–3.0	980	$2,715	$2.77	10d	15	1.25mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	906	$2,150	$2.37	3d	12	1.25mi
1415 N Main Ave San Antonio, TX	3.0	1.0–3.0	818	$2,150	$2.63	2d	35	1.25mi
314 Maryland Unit 202 #202 San Antonio, TX	2.0	2.5	1065	$1,475	$1.38	43d	1	1.26mi

Listing history 18 events

1. 2026-06-04
   days on market $150,000 Active 202 DOM
2. 2026-06-03
   days on market $150,000 Active 201 DOM
3. 2026-06-02
   days on market $150,000 Active 200 DOM
4. 2026-06-01
   days on market $150,000 Active 199 DOM
5. 2026-05-31
   days on market $150,000 Active 198 DOM
6. 2025-12-16
   status Back on Market 289-char remark

   Show marketing remark (289 chars)

   This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

7. 2025-10-27
   status Pending SB 289-char remark

   Show marketing remark (289 chars)

   This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

8. 2025-09-25
   listed $150,000 New 289-char remark

   Show marketing remark (289 chars)

   This home will be sold As-Is. Needs some work. Short sale buyer offer requires approval by lender and can take months for approval, no financing, no creative deal structuring, no sight unseen offers. Must send proof of funds prior to asking for a showing with a minimum of 48 hours notice.

9. 2023-07-05
   historical
10. 2023-05-02
    status Back on Market
11. 2023-04-27
    historical
12. 2022-10-28
    listed $255,000 New
13. 2022-10-11
    historical
14. 2022-09-17
    price $241,000
15. 2022-09-13
    listed $249,000 New
16. 2022-08-29
    soldstatus
17. 2022-02-28
    soldstatus
18. 2022-02-25
    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: $3,453 · $288/mo
• Projected year-2 tax: $3,453 · $288/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 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: $21,615
• − Mortgage interest: −$8,402
• − Property taxes: −$3,453
• − Insurance: −$750
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$4,364
• Taxable income: $1,188
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $3,148/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

-39.8% since first listed

13 events — show timeline

• 2025-12-16 Relisted — LERA
• 2025-10-27 Pending — LERA
• 2025-09-25 Listed $150,000 LERA
• 2023-07-05 Listing Removed — LERA
• 2023-05-02 Relisted — LERA
• 2023-04-27 Listing Removed — LERA
• 2022-10-28 Listed $255,000 LERA
• 2022-10-11 Listing Removed — LERA
• 2022-09-17 Price Changed $241,000 LERA
• 2022-09-13 Listed $249,000 LERA
• 2022-08-29 Sold (Public Records) — Public Records
• 2022-02-28 Sold (Public Records) — Public Records
• 2022-02-25 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $3,453 · +0.0% YoY. Source: county tax records.