1000 Porter St · San Antonio, TX 78210

$120,000

1 bd · 1.0 ba · 912 sqft · SingleFamily public records · 63 Days on market

Built 1930 0.28 ac lot Est $132k · 9% under ↓ 14% since listing

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Why this score? — see what drove the F 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).

• ARV discount +11.7/15.0
• Cash flow +6.4/30.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

Key facts

• Utilities available
• Rm-4 zoning
• City street frontage

Tags

• RM-4 ZONING
• LEVEL LOT
• CITY STREET FRONTAGE
• UTILITIES AVAILABLE
• WATER AND SEWER ON SITE
• CONVENIENT ACCESS TO DOWNTOWN

Property features AI

Finance

• Financial info: Down payment assistance resource available

Exterior

• Parking: 1-car garage
• Utilities: Connected to water system; Connected to sewer system
• Home design: Pre-owned property; Approximate age: 96 years
• Construction: Slab foundation; Composition roof
• Exterior features: Asbestos shingle exterior; Brick exterior

Interior

• Kitchen: Eat-in kitchen (10 x 8)
• Bedrooms: Master bedroom on lower level (12 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Washer connection; Dryer connection; Living/Dining room combination; Eat-in kitchen; Ground level / no steps; 1 living area
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (8.4% below list).
• Recommended offer: $95k (20.7% below list) — sets the bar for cash-flow.

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).

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 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,203 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.42%
• DSCR: 0.67
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $132,240
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 E Drexel Ave	0.36mi	2/1.0 (+1)	918 (+1%)	1mo	$145,000	$158	76
338 J St	0.47mi	2/2.0 (+1)	903 (-1%)	11mo	$190,000	$210	58
1214 E Drexel Ave	0.38mi	2/1.0 (+1)	924 (+1%)	22mo	$99,900	$108	57
2117 Virginia Blvd	0.37mi	2/1.0 (+1)	876 (-4%)	19mo	$95,000	$108	55
837 Westfall	0.67mi	2/1.0 (+1)	958 (+5%)	3mo	$139,000	$145	53
330 Vine	0.24mi	2/1.0 (+1)	796 (-13%)	20mo	$95,900	$120	46
1031 E Drexel Ave	0.36mi	2/1.0 (+1)	810 (-11%)	21mo	$219,900	$271	42

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: -32.0%
• Equity multiple: -0.03×
• Total profit: $-34,609
• Equity at exit: $17,892

10-year hold

• IRR: -54.4%
• Equity multiple: -0.63×
• Total profit: $-54,765
• 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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,099 high
• Mortgage (P&I): −$629
• Tax from tax record: −$397 /mo · $4,760/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-208

Break-even live

Break-even rent $1,362

Max offer price $95,203

Occupancy floor —

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Cooper St Unit B San Antonio, TX	1.0	1.0	600	$895	$1.49	44d	1	0.18mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.21mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	44d	1	0.21mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	0.21mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	4d	1	0.27mi
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.27mi
616 Porter St Unit 618-p San Antonio, TX	1.0	1.0	680	$895	$1.32	4d	1	0.44mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	2d	1	0.48mi
926 E Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	850	$975	$1.15	24d	1	0.48mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	44d	1	0.48mi
1303 Rigsby Ave Unit 610 San Antonio, TX	1.0	1.0	750	$984	$1.31	3d	1	0.49mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	0.49mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.50mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	44d	1	0.60mi
843 Rigsby Ave Unit 2 San Antonio, TX	1.0	1.0	600	$1,100	$1.83	24d	1	0.63mi
1829 E Highland Blvd San Antonio, TX	2.0	1.0	640	$950	$1.48	44d	1	0.72mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.72mi
647 Hammond Ave Unit 201 San Antonio, TX	2.0	1.0	780	$1,110	$1.42	24d	1	0.76mi
647 Hammond Ave San Antonio, TX	2.0	1.0	660	$1,040	$1.58	18d	1	0.76mi
647 Hammond Ave San Antonio, TX	2.0	1.0	780	$1,110	$1.42	20d	1	0.76mi
647 Hammond Ave Unit 101 San Antonio, TX	2.0	1.0	660	$1,040	$1.58	24d	1	0.77mi
241 Delmar St San Antonio, TX	2.0	1.0	758	$1,120	$1.48	24d	1	0.77mi
730 Aransas Ave Unit 3 San Antonio, TX	2.0	1.0	800	$975	$1.22	44d	1	0.78mi
726 Denver Blvd Unit 3 San Antonio, TX	1.0	1.0	525	$865	$1.65	44d	1	0.80mi
1301 S Palmetto San Antonio, TX	2.0	1.0	836	$1,150	$1.38	4d	1	0.89mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	24d	1	0.90mi
540 Kayton Ave San Antonio, TX	1.0	1.0	730	$950	$1.30	18d	1	0.98mi
540 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	730	$925	$1.27	18d	1	0.98mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.98mi
538 Kayton Ave San Antonio, TX	1.0	1.0	735	$925	$1.26	16d	1	0.98mi
538 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	731	$925	$1.27	18d	1	0.98mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	44d	1	0.99mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	24d	1	0.99mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	1.01mi
311 Spriggsdale Ave Unit 610 San Antonio, TX	1.0	1.0	745	$892	$1.20	3d	1	1.01mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	1.02mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	1.02mi
1506 Schley Ave San Antonio, TX	1.0	1.0	725	$850	$1.17	44d	1	1.06mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	44d	1	1.11mi
510 Avant Ave San Antonio, TX	1.0	1.0	956	$700	$0.73	3d	1	1.13mi

Listing history 7 events

1. 2026-05-07
   status Pending 622-char remark

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

2. 2026-05-07
   status Pending

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

3. 2026-04-15
   historical Active Option

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

4. 2026-04-15
   historical Active Option 622-char remark

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

5. 2026-03-23
   price $120,000
6. 2026-03-05
   listed $139,000 New 622-char remark

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

7. 2026-03-05
   listed $139,000 New

   Show marketing remark (622 chars)

   Great opportunity to build in the rapidly growing Denver Heights area! This approximately 3,920 sq ft residential lot offers RM-4 zoning (Residential Mixed District), allowing for a variety of development possibilities for builders, investors, or those looking to create a custom project. The level lot has city street frontage and utilities available, including water and sewer on site, making it ready for development. Located on the east side of San Antonio, this property sits in an area experiencing significant revitalization and demand, with convenient access to downtown, major highways, dining, and entertainment.

ⓘ 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: $4,760 · $397/mo
• Projected year-2 tax: $4,760 · $397/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 · 18 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: $13,187
• − Mortgage interest: −$6,722
• − Property taxes: −$4,760
• − Insurance: −$600
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,491
• Taxable loss: −$4,496
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $-1,415/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

-13.7% since first listed

7 events — show timeline

• 2026-05-07 Pending — LERA
• 2026-05-07 Pending — LERA
• 2026-04-15 Contingent — LERA
• 2026-04-15 Contingent — LERA
• 2026-03-23 Price Changed $120,000 LERA
• 2026-03-05 Listed $139,000 LERA
• 2026-03-05 Listed $139,000 LERA

Property tax history

+10.9%/yr

Latest (2025): $4,760 · -0.2% YoY. Source: county tax records.