1036 Rigsby · San Antonio, TX 78210

$135,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records · 34 Days on market

Built 1920 7,056 sqft lot $83/sqft · 46% below area Est $251k · 46% under ↓ 18% since listing

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +8.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper in Highland Park Estates- Lots of potential - Distribution for 4 bedrooms/2 bathrooms or 3/2 with a flex room. Sold AS-IS

Key facts

• 7,056 sq ft lot
• Built 1920
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+1.1%/yr); 269 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($55k/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 $933 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 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.31% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

• ARV (median comp): $251,232
• List price: $135,000
• Delta: -46.26%
• 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
1219 Kayton Ave	0.21mi	3/2.0	1,664 (+2%)	4mo	$100,000	$60	83
1322 Rigsby Ave	0.34mi	3/2.0	1,598 (-2%)	4mo	$231,000	$145	78
1200 Highland	0.38mi	3/2.0	1,671 (+3%)	1mo	$339,900	$203	77
1144 Rigsby	0.15mi	3/2.0	1,496 (-8%)	4mo	$295,000	$197	76
746 Bailey Ave	0.47mi	3/1.5	1,636 (+1%)	4mo	$180,000	$110	72
1218 Vanderbilt	0.59mi	2/2.0 (-1)	1,619 (-0%)	0mo	$305,000	$188	67
1411 E Highland Blvd	0.13mi	2/1.0 (-1)	1,407 (-13%)	4mo	$215,000	$153	60
434 Cosgrove	0.72mi	3/2.0	1,679 (+3%)	3mo	$225,000	$134	58
534 Kayton	0.68mi	3/2.0	1,512 (-7%)	1mo	$89,000	$59	56
119 J	0.52mi	4/2.0 (+1)	1,452 (-11%)	2mo	$80,500	$55	51
923. Saint Anthony	0.72mi	2/3.0 (-1)	1,536 (-5%)	1mo	$134,900	$88	48
1411 Mckinley	0.69mi	3/1.0	1,420 (-13%)	2mo	$229,900	$162	41

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,527
• Equity at exit: $20,129

10-year hold

• IRR: 3.1%
• Equity multiple: 1.20×
• Total profit: $7,630
• Equity at exit: $11,672

Cash invested: $37,800 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$708
• Tax from tax record: −$323 /mo · $3,874/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $308

Break-even live

Break-even rent $1,376

Max offer price $135,000

Occupancy floor 78%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	24d	1	0.18mi
1811 McKinley Ave San Antonio, TX	2.0	2.0	1248	$975	$0.78	3d	1	0.36mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	24d	1	0.41mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	0.41mi
2107 Schley Ave San Antonio, TX	3.0	2.5	1568	$2,200	$1.40	44d	1	0.42mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	4d	1	0.43mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.44mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	44d	1	0.46mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.50mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	0.53mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	15d	1	0.57mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	44d	1	0.60mi
2307 McKinley Ave San Antonio, TX	3.0	2.0	1059	$1,495	$1.41	44d	1	0.62mi
1050 Vanderbilt St San Antonio, TX	4.0	2.0	1508	$1,850	$1.23	24d	1	0.62mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	24d	1	0.64mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.66mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.68mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	0.70mi
534 Cosgrove St San Antonio, TX	3.0	2.0	1430	$1,875	$1.31	44d	1	0.73mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.73mi
214 Nopal St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.75mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	44d	1	0.75mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	44d	1	0.76mi
302 Cooper St Unit 201 San Antonio, TX	4.0	2.0	1170	$1,500	$1.28	4d	1	0.76mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	44d	1	0.81mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.81mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.81mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.81mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.83mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	0.85mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	24d	1	0.87mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	44d	1	0.89mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	44d	1	0.91mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.93mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	0.94mi
3815 Bremen Ave San Antonio, TX	3.0	2.0	1590	$1,495	$0.94	24d	1	0.98mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	1.01mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	1.05mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	1.05mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	1.07mi

Listing history 10 events

1. 2026-05-19
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Fixer upper in Highland Park Estates- Lots of potential - Distribution for 4 bedrooms/2 bathrooms or 3/2 with a flex room. Sold AS-IS

2. 2026-05-08
   historical Active Option 137-char remark

   Show marketing remark (137 chars)

   Fixer upper in Highland Park Estates- Lots of potential - Distribution for 4 bedrooms/2 bathrooms or 3/2 with a flex room. Sold AS-IS

3. 2026-04-15
   listed $135,000 New 137-char remark

   Show marketing remark (137 chars)

   Fixer upper in Highland Park Estates- Lots of potential - Distribution for 4 bedrooms/2 bathrooms or 3/2 with a flex room. Sold AS-IS

4. 2023-09-01
   soldstatus
5. 2023-08-31
   soldstatus Sold 148-char remark

   Show marketing remark (148 chars)

   3/2 Fixer upper investment opportunity in Highland Park Est. Needs work, but good upside. Manager of owning entity is licensed real estate broker.

6. 2023-08-24
   status Pending 148-char remark

   Show marketing remark (148 chars)

   3/2 Fixer upper investment opportunity in Highland Park Est. Needs work, but good upside. Manager of owning entity is licensed real estate broker.

7. 2023-08-21
   historical Active Option 148-char remark

   Show marketing remark (148 chars)

   3/2 Fixer upper investment opportunity in Highland Park Est. Needs work, but good upside. Manager of owning entity is licensed real estate broker.

8. 2023-08-15
   listed $164,000 New 148-char remark

   Show marketing remark (148 chars)

   3/2 Fixer upper investment opportunity in Highland Park Est. Needs work, but good upside. Manager of owning entity is licensed real estate broker.

9. 2023-08-03
   soldstatus
10. 1986-08-01
    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: $3,874 · $323/mo
• Projected year-2 tax: $3,874 · $323/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 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $21,184
• − Mortgage interest: −$7,562
• − Property taxes: −$3,874
• − Insurance: −$675
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$3,927
• Taxable income: $1,757
• Est. tax owed @ 24.0%: −$422
• After-tax cash flow: $3,270/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-17.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — LERA
• 2026-05-08 Contingent — LERA
• 2026-04-15 Listed $135,000 LERA
• 2023-09-01 Sold (Public Records) — Public Records
• 2023-08-31 Sold (MLS) — LERA
• 2023-08-24 Pending — LERA
• 2023-08-21 Contingent — LERA
• 2023-08-15 Listed $164,000 LERA
• 2023-08-03 Sold (Public Records) — Public Records
• 1986-08-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $3,874 · +1.8% YoY. Source: county tax records.