139 W Academy St · San Antonio, TX 78226

$189,000

2 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 17 Days on market

Built 1957 6,621 sqft lot Est $181k · at est.

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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).

• Cash flow +6.8/30.0
• ARV discount +5.4/15.0
• Livability +4.0/5.0
• Appreciation +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

POTENTIAL, POTENTIAL, POTENTIAL!! Come check out this 2/2 investor's special featuring a detached apartment/mother-in-law suite with its own kitchen, living area, and full bath.

Key facts

• Large concrete patio
• Walk-in closet
• New kitchen cabinets

Tags

• WHEELCHAIR ACCESSIBLE SHOWER
• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• LONG CARPORT
• LARGE CONCRETE PATIO

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment assistance resources available
• HOA & community: Located in the EDGEWOOD subdivision

Exterior

• Utilities: Water system; Sewer system; Natural gas available
• Home design: Pre-owned single-family style; Approximate age: 69 years
• Construction: Siding exterior; Composition roof; Slab foundation
• Exterior features: Shed; Additional kitchen (main level); Additional living room (main level)

Interior

• Kitchen: Gas cooking; Stove/Range; Kitchen 12 x 11
• Bedrooms: Master bedroom (split): 17 x 13; Bedroom 2: 11 x 11; Bedroom 3: 10 x 11; Bedroom 4: 9 x 11
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 3 full bathrooms; Master bathroom with shower only and single vanity (8 x 8)
• Heating & cooling: Electric and natural gas heating; Window unit heating; 3+ window air conditioning units
• Interior features: Ceiling fans; Chandelier; Two living areas; Separate dining room; Utility room inside; All window coverings remain; Solid counter tops; City garbage service
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (27.5% below list).
• Recommended offer: $137k (27.5% below list) — sets the bar for 1% rule.

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.
• Edgewood ISD (urban): math 12% / reading 21% proficiency, ranked #812 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winston Int of Excellence (209 students, 88% FRL, charter); Brentwood Middle (math 12% / reading 21%, grade F, #1,536 of 1,662 statewide, top 93%, 600 students, 95% FRL, charter); John F Kennedy H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,042 students, 92% FRL) — zoned schools average 92% FRL vs 24% district-wide (67 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 (-2.3%/yr); year-one equity from $1k 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 17 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 1957 — 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 $137,054 (27.5% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.73% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $180,624
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3123 Neptune St	0.27mi	3/2.0 (+1)	1,296 (+2%)	5mo	$239,000	$184	71
2143 Calle Del Sol	0.28mi	3/2.0 (+1)	1,292 (+2%)	5mo	$184,999	$143	71
2115 SW 19th St	0.62mi	3/2.0 (+1)	1,334 (+5%)	2mo	$230,000	$172	52
1051 Kirk Pl	0.29mi	3/2.0 (+1)	1,421 (+12%)	22mo	$165,000	$116	40
830 Cavalier Ave	0.65mi	2/2.0	1,167 (-8%)	21mo	$165,500	$142	34
1350 Barclay	0.63mi	3/1.0 (+1)	1,120 (-12%)	14mo	$110,000	$98	34
818 Cavalier Ave	0.65mi	2/2.0	1,102 (-13%)	15mo	$135,000	$123	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.18×
• Total profit: $-43,397
• Equity at exit: $34,434

10-year hold

• IRR: -16.0%
• Equity multiple: -0.07×
• Total profit: $-56,453
• Equity at exit: $27,288

Cash invested: $52,920 (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 78226

• Home prices YoY: -0.9%
• Active inventory: 9
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$991
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-294

Break-even live

Break-even rent $1,742

Max offer price $137,099

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-240	+0% $-294	+5% $-347	+10% $-401
Rent	-10% $-402	-5% $-348	+0% $-294	+5% $-240	+10% $-186
Rate	-1.0pp $-199	-0.5pp $-246	base $-294	+0.5pp $-343	+1.0pp $-393

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	45d	1	0.33mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	23d	1	0.35mi
463 Linares St San Antonio, TX	3.0	1.0	1220	$1,400	$1.15	25d	1	0.87mi
118 Carthage Ct San Antonio, TX	3.0	2.0	1368	$1,450	$1.06	19d	1	0.88mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	21d	1	0.94mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	23d	1	0.94mi
1135 Ceralvo St San Antonio, TX	3.0	2.0	1164	$1,450	$1.25	6d	1	0.94mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	1.14mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	45d	1	1.15mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,094	$1.15	0d	1	1.19mi
1130 Sims Ave San Antonio, TX	3.0	2.0	1206	$1,300	$1.08	25d	1	1.25mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	25d	1	1.35mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	1.38mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	45d	1	1.40mi

Listing history 2 events

1. 2026-05-31
   remarks 699-char remark
2. 2026-05-31
   listed $189,000 Pending 17 DOM

ⓘ 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: $3,680 · $307/mo
• Projected year-2 tax: $3,680 · $307/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 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: $16,446
• − Mortgage interest: −$10,587
• − Property taxes: −$3,680
• − Insurance: −$945
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$5,498
• Taxable loss: −$6,895
• Est. tax savings @ 24.0%: +$1,655
• After-tax cash flow: $-1,871/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: Edgewood ISD
• NCES district ID: 4818150
• Math proficiency: 12% ▼ -18.00%
• Reading proficiency: 21% ▼ -5.00%
• Median HH income: $27,419
• Composite: 12.82/100
• National rank: #9597
• State rank: #812 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
• City population: 1,806,925
• Population (ZIP): 6,907

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 27% White 8% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Portuguese 1%
• Foreign-born: 12% · Canada
• Languages at home: 50% English-only · Spanish 50%

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: ▼ -2.26%
• Current HPI: 244.9905
• Rent YoY: —
• Metro: —
• 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

+122.4% since first listed

12 events — show timeline

• 2026-05-13 Pending — LERA
• 2026-05-01 Contingent — LERA
• 2026-04-26 Listed $189,000 LERA
• 2019-08-15 Relisted — LERA
• 2019-08-15 Sold (MLS) — LERA
• 2019-08-15 Sold (Public Records) — Public Records
• 2019-07-31 Listing Removed — LERA
• 2019-07-06 Contingent — LERA
• 2019-06-21 Relisted — LERA
• 2019-06-14 Listing Removed — LERA
• 2019-03-15 Listed $85,000 LERA
• 2016-11-18 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,680 · -11.3% YoY. Source: county tax records.