1614 Virginia · San Antonio, TX 78203

$145,000

4 bd · 2.0 ba · 1,837 sqft · SingleFamily public records · 193 Days on market

Built 1927 7,187 sqft lot $79/sqft · 40% below area Est $243k · 40% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• Appreciation +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Discover the potential of this home in the heart of Denver Heights-one of San Antonio's fastest-growing urban communities. Zoned RM-4 and sitting on a generous 50 x 144 lot, this property is the perfect canvas for your vision. Whether you're dreaming of a custom build, a multi-unit development, or a long-term investment, the possibilities are wide open. With Project MARVEL now passed, the area is primed for incredible growth, making this an outstanding investment opportunity for builders, developers, and savvy buyers looking to be part of the city's next wave of revitalization.

Key facts

• Rm-4 zoning
• Custom build
• 50 x 144 lot

Tags

• RM-4 ZONING
• 50 X 144 LOT
• CUSTOM BUILD
• MULTI-UNIT DEVELOPMENT
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+10.9%/yr); 99 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); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• At $1,915/mo this rent would consume 65% of the median local household income ($36k/yr) (locally 470% 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 $3k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1927 — 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: 1.32% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (median comp): $242,868
• List price: $145,000
• Delta: -40.30%
• 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
445 Cooper St	0.23mi	3/2.5 (-1)	1,750 (-5%)	10mo	$285,000	$163	66
2035 Martin Luther King	0.44mi	3/2.0 (-1)	1,792 (-2%)	7mo	$229,700	$128	64
733 Delmar	0.36mi	4/2.0	1,638 (-11%)	5mo	$285,000	$174	61
211 Porter	0.67mi	4/2.5	1,808 (-2%)	6mo	$299,000	$165	59
244 Porter St	0.63mi	3/2.5 (-1)	1,797 (-2%)	6mo	$327,999	$183	55
2134 Virginia Blvd	0.40mi	3/2.0 (-1)	1,634 (-11%)	8mo	$203,000	$124	51
137 Alabama St	0.72mi	3/2.5 (-1)	1,846 (+0%)	10mo	$399,999	$217	50
926 Martin Luther King Dr	0.53mi	3/2.5 (-1)	1,982 (+8%)	10mo	$290,000	$146	47
1448 Montana	0.54mi	4/3.0	1,562 (-15%)	1mo	$309,900	$198	45
918 Nevada	0.65mi	4/2.0	1,596 (-13%)	13mo	$154,900	$97	37
1126 Paso Hondo	0.71mi	3/2.0 (-1)	1,600 (-13%)	8mo	$325,000	$203	34
628 Essex	0.73mi	3/2.0 (-1)	1,568 (-15%)	4mo	$324,900	$207	33

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

Projected returns pro-forma

1.34% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.01×
• Total profit: $40,969
• Equity at exit: $52,049

10-year hold

• IRR: 24.7%
• Equity multiple: 4.58×
• Total profit: $145,374
• Equity at exit: $71,183

Cash invested: $40,600 (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 78203

• Home prices YoY: 0.5%
• Rents YoY: 10.9%
• Active inventory: 99
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$760
• Tax from tax record: −$290 /mo · $3,475/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $403

Break-even live

Break-even rent $1,406

Max offer price $145,000

Occupancy floor 74%

Sensitivity live

Price	-10% $485	-5% $444	+0% $403	+5% $362	+10% $321
Rent	-10% $251	-5% $327	+0% $403	+5% $478	+10% $554
Rate	-1.0pp $476	-0.5pp $440	base $403	+0.5pp $365	+1.0pp $327

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.13mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	44d	1	0.20mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.21mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.23mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	5d	1	0.26mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.26mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	0.31mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	0.31mi
1618 Dakota St Unit 102 San Antonio, TX	3.0	2.5	1768	$1,925	$1.09	17d	1	0.35mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	44d	1	0.41mi
1138 Iowa St San Antonio, TX	3.0	2.0	1505	$1,650	$1.10	24d	1	0.42mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.50mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	5d	1	0.51mi
104 Shenandoah San Antonio, TX	3.0	2.5	1580	$1,925	$1.22	18d	1	0.54mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	44d	1	0.55mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	5d	1	0.56mi
122 S Walters St San Antonio, TX	3.0	3.0	2000	$2,200	$1.10	44d	1	0.63mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	0.64mi
207 Gravel St Unit 102 San Antonio, TX	3.0	2.5	1394	$1,800	$1.29	24d	1	0.70mi
622 Denver Blvd San Antonio, TX	5.0	3.5	1990	$2,100	$1.06	44d	1	0.74mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	0.76mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	24d	1	0.76mi
114 Gravel St San Antonio, TX	4.0	3.5	1936	$2,095	$1.08	5d	1	0.78mi
732 S Pine St Unit 1 San Antonio, TX	3.0	2.0	1371	$1,650	$1.20	44d	1	0.80mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	24d	1	0.84mi
1022 Delaware St Unit 3 San Antonio, TX	3.0	2.5	1244	$1,850	$1.49	24d	1	0.86mi
531 Essex St Unit 202 San Antonio, TX	3.0	2.5	1514	$2,000	$1.32	24d	1	0.87mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	20d	1	0.87mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	24d	1	0.87mi
802 Montana St Unit 2 San Antonio, TX	3.0	1.0	1440	$1,500	$1.04	11d	1	0.88mi
704 Cuney Way San Antonio, TX	4.0	2.0	1528	$2,600	$1.70	24d	1	0.89mi
707 S Olive St Unit B San Antonio, TX	3.0	2.0	2054	$1,500	$0.73	45d	1	0.91mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	24d	1	0.91mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	0.92mi
326 Cactus St San Antonio, TX	3.0	2.5	2059	$2,500	$1.21	24d	1	0.93mi
610 Virginia Blvd Unit 2 San Antonio, TX	3.0	1.0	1722	$1,150	$0.67	5d	1	0.95mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	24d	1	0.95mi
415 S Olive St San Antonio, TX	3.0	2.0	1348	$2,600	$1.93	44d	1	0.96mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	0.97mi
218 S Olive St #2101 San Antonio, TX	3.0	3.5	1800	$3,199	$1.78	44d	1	0.98mi

Listing history 3 events

1. 2026-05-31
   days on market $145,000 Active 193 DOM
2. 2025-09-30
   listed $145,000 New 588-char remark

   Show marketing remark (588 chars)

   Discover the potential of this home in the heart of Denver Heights-one of San Antonio's fastest-growing urban communities. Zoned RM-4 and sitting on a generous 50 x 144 lot, this property is the perfect canvas for your vision. Whether you're dreaming of a custom build, a multi-unit development, or a long-term investment, the possibilities are wide open. With Project MARVEL now passed, the area is primed for incredible growth, making this an outstanding investment opportunity for builders, developers, and savvy buyers looking to be part of the city's next wave of revitalization.

3. 2011-12-16
   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: $3,475 · $290/mo
• Projected year-2 tax: $3,475 · $290/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: $22,983
• − Mortgage interest: −$8,122
• − Property taxes: −$3,475
• − Insurance: −$725
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,218
• Taxable income: $2,765
• Est. tax owed @ 24.0%: −$664
• After-tax cash flow: $4,168/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): 5,200
• Household income: $35,536
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 470.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 37% Black 8% White 7% Native American 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 3%
• Common ancestry: Portuguese 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 1.34%
• Current HPI: 257.4183
• Rent YoY: ▲ 10.86%
• 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

2 events — show timeline

• 2025-09-30 Listed $145,000 LERA
• 2011-12-16 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,475 · +10.0% YoY. Source: county tax records.