120 Henry St · San Antonio, TX 78207

$149,500

2 bd · 1.5 ba · 912 sqft · SingleFamily public records · 399 Days on market

Built 2025 3,040 sqft lot Est $119k · 25% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.4/10.0
• DSCR +0.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Just minutes from scenic Woodlawn Lake, this newly built home blends modern style with affordability. Clean finishes, quartz countertops, and brand-new laminate flooring create a fresh, inviting feel throughout. The open layout flows seamlessly, while the kitchen shines with sleek cabinetry and washer/dryer hookups for added convenience. Set on a spacious lot, there's room to relax, entertain, or expand. Whether you're a first-time buyer or investor, this home offers comfort, value, and strong rental potential. * * Builder Rate buydown/ closing costs options available. Don't miss this gem in a rapidly growing area-schedule your showing today!

Key facts

• Quartz countertops
• Laminate flooring
• Sleek cabinetry

Tags

• QUARTZ COUNTERTOPS
• LAMINATE FLOORING
• OPEN LAYOUT
• SLEEK CABINETRY
• WASHER DRYER HOOKUPS
• SPACIOUS LOT

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: 26TH/ZARZAMORA

Exterior

• Utilities: City water; City sewer
• Home design: New construction; Builder: ROR Holdings LLC
• Construction: Slab foundation; Composition roof
• Exterior features: Siding and cement fiber exterior

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Master bedroom on upper level (approx. 11 x 15); Second bedroom (approx. 11 x 11)
• Flooring: Carpeting; Laminate flooring
• Bathrooms: One full bath; One half bath; Master bath with tub/shower combination (approx. 9 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Living/dining room combination; Attic with pull-down stairs and radiant barrier decking; Laundry in closet (main level); Washer and dryer connections; Disposal; Dishwasher; One living area
• Laundry & utility: Washer connection; Dryer connection; Laundry located in closet on main level; Utility room (approx. 9 x 4)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $101k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.1% below list).
• Recommended offer: $101k (32.5% 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 fast (+7.7%/yr); 165 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 41% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $100,984 (32.5% 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. It's been on market 399 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.87%
• DSCR: 0.65
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $119,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Henry St	0.00mi	2/1.5	910 (-0%)	1mo	$149,500	$164	99
1023 Delgado	0.41mi	3/1.0 (+1)	912 (0%)	2mo	$85,000	$93	72
148 Henry	0.06mi	2/1.0	794 (-13%)	6mo	$37,500	$47	68
1503 Lombrano	0.37mi	3/1.0 (+1)	872 (-4%)	4mo	$90,000	$103	65
1111 Waverly	0.38mi	2/1.0	984 (+8%)	3mo	$199,999	$203	65
1422 N Sabinas	0.49mi	2/1.0	960 (+5%)	6mo	$99,000	$103	62
826 Lombrano	0.41mi	3/1.0 (+1)	840 (-8%)	9mo	$109,999	$131	53
747 Waverly Ave	0.36mi	2/1.0	1,026 (+12%)	10mo	$239,900	$234	52
945 Delgado	0.48mi	3/1.0 (+1)	987 (+8%)	7mo	$50,000	$51	51
715 Lombrano	0.57mi	3/1.0 (+1)	840 (-8%)	10mo	$65,000	$77	45
1818 Woodlawn	0.73mi	3/2.0 (+1)	828 (-9%)	6mo	$130,000	$157	38
131 Neff	0.69mi	3/1.0 (+1)	1,029 (+13%)	6mo	$139,700	$136	34

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: 20.2%
• Equity multiple: 2.66×
• Total profit: $69,523
• Equity at exit: $134,681

10-year hold

• IRR: 19.6%
• Equity multiple: 6.55×
• Total profit: $232,161
• Equity at exit: $290,446

Cash invested: $41,860 (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: 165
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$784
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-275

Break-even live

Break-even rent $1,452

Max offer price $100,984

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-232	+0% $-275	+5% $-317	+10% $-359
Rent	-10% $-362	-5% $-318	+0% $-275	+5% $-231	+10% $-187
Rate	-1.0pp $-199	-0.5pp $-237	base $-275	+0.5pp $-313	+1.0pp $-353

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	11d	1	0.22mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	44d	1	0.22mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.23mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	44d	1	0.28mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	44d	1	0.44mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	0.48mi
2403 N Elmendorf St San Antonio, TX	1.0	1.0	650	$1,175	$1.81	25d	1	0.71mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.81mi
1644 W Mistletoe Ave Unit 201 San Antonio, TX	2.0	2.0	831	$1,700	$2.05	44d	1	0.81mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$999	$1.14	5d	1	0.81mi
1218 NW 23rd St Unit 2 San Antonio, TX	1.0	10.5	548	$950	$1.73	25d	1	0.82mi
1511 W Woodlawn Ave Apt 2 San Antonio, TX	1.0	1.0	754	$750	$0.99	25d	1	0.82mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.83mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	23d	1	0.88mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	44d	1	0.88mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	13d	1	0.91mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	0.95mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	25d	1	0.97mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	44d	1	0.97mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	23d	1	0.99mi
1630 W Mulberry Ave San Antonio, TX	2.0	1.0	1100	$1,400	$1.27	44d	1	1.04mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	44d	1	1.06mi
1635 W Mulberry Ave #207 San Antonio, TX	1.0	1.0	700	$1,450	$2.07	44d	1	1.07mi
1635 W Mulberry Ave #208 San Antonio, TX	1.0	1.0	700	$1,450	$2.07	3d	1	1.07mi
1137 W Ashby Pl Unit 6 San Antonio, TX	1.0	1.0	800	$799	$1.00	44d	1	1.09mi
1814 W Summit Ave San Antonio, TX	1.0	1.0	900	$1,000	$1.11	23d	1	1.12mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	44d	1	1.13mi
1717 W Summit Ave San Antonio, TX	2.0	1.0	1006	$1,700	$1.69	25d	1	1.14mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	44d	1	1.15mi
1618 W Kings Hwy Unit 1618 San Antonio, TX	1.0	1.0	836	$850	$1.02	13d	1	1.18mi
1026 W French Pl #3 San Antonio, TX	1.0	1.0	700	$825	$1.18	21d	1	1.22mi
1020 W French Pl San Antonio, TX	1.0	1.0	660	$1,050	$1.59	25d	1	1.23mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	44d	1	1.24mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	21d	1	1.26mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	4d	1	1.26mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	12d	1	1.26mi
2718 W Craig Pl San Antonio, TX	2.0	1.0	1004	$1,350	$1.34	13d	1	1.26mi
810 W Craig Pl #201 San Antonio, TX	1.0	1.0	650	$900	$1.38	44d	1	1.31mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	44d	1	1.32mi
125 Hess St Unit 202 San Antonio, TX	2.0	1.0	800	$1,600	$2.00	44d	1	1.33mi

Listing history 18 events

1. 2026-05-22
   soldstatus Sold
2. 2026-05-20
   status Pending
3. 2026-04-28
   historical $1,300
4. 2026-04-18
   historical Active Option
5. 2026-03-24
   price $149,500
6. 2026-02-25
   listed $1,300
7. 2025-12-19
   price $164,900
8. 2025-11-25
   price $167,900
9. 2025-10-07
   price $168,900
10. 2025-10-07
    status Back on Market
11. 2025-09-30
    historical
12. 2025-08-29
    price $169,900
13. 2025-08-05
    price $174,900
14. 2025-06-16
    price $179,900
15. 2025-05-27
    price $184,000
16. 2025-04-09
    listed $189,000 New
17. 2022-03-30
    soldstatus
18. 2021-12-28
    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: $3,610 · $301/mo
• Projected year-2 tax: $3,610 · $301/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: $13,253
• − Mortgage interest: −$8,374
• − Property taxes: −$3,610
• − Insurance: −$748
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$4,349
• Taxable loss: −$5,949
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $-1,868/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

-99.3% since first listed

18 events — show timeline

• 2026-05-22 Sold (MLS) — LERA
• 2026-05-20 Pending — LERA
• 2026-04-28 Rental Removed $1,300 TURBOTENANT
• 2026-04-18 Contingent — LERA
• 2026-03-24 Price Changed $149,500 LERA
• 2026-02-25 Listed for Rent $1,300 TURBOTENANT
• 2025-12-19 Price Changed $164,900 LERA
• 2025-11-25 Price Changed $167,900 LERA
• 2025-10-07 Price Changed $168,900 LERA
• 2025-10-07 Relisted — LERA
• 2025-09-30 Listing Removed — LERA
• 2025-08-29 Price Changed $169,900 LERA
• 2025-08-05 Price Changed $174,900 LERA
• 2025-06-16 Price Changed $179,900 LERA
• 2025-05-27 Price Changed $184,000 LERA
• 2025-04-09 Listed $189,000 LERA
• 2022-03-30 Sold (Public Records) — Public Records
• 2021-12-28 Sold (Public Records) — Public Records

Property tax history

+30.9%/yr

Latest (2025): $3,610 · +1298.3% YoY. Source: county tax records.