607 Monclova Aly · San Antonio, TX 78207

$90,000

2 bd · 1.0 ba · 627 sqft · SingleFamily public records · 20 Days on market

Built 1918 Est $89k · at est.

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Why this score? — see what drove the C 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 +18.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

This house requires virtually every update you can think of, but would make a good home for someone with vision. Upstairs bedroom makes the house a 3/1. Bedroom was added long ago. Very private, as very little traffic flows down the alley.

Key facts

• Very private
• Upstairs bedroom
• Built 1918

Tags

• UPSTAIRS BEDROOM
• VERY PRIVATE

Property features AI

Exterior

• Home design: Built in 1918; Single-family property
• Construction: 1918 construction
• Exterior features: Located in the Prospect Hill Area neighborhood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($915 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 (+7.7%/yr); 154 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 34% 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 $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $89,034
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 Lombrano St	0.55mi	2/1.0	618 (-1%)	3mo	$149,500	$242	70
919 Monclova Aly	0.30mi	3/1.0 (+1)	650 (+4%)	8mo	$94,900	$146	68
511 N Spring St	0.37mi	1/1.0 (-1)	658 (+5%)	10mo	$90,000	$137	62
2039 Lyons	0.48mi	2/1.0	672 (+7%)	10mo	$65,000	$97	57
1414 Rivas	0.66mi	2/1.0	600 (-4%)	9mo	$85,000	$142	54
3806 W Martin	0.72mi	2/1.0	672 (+7%)	1mo	$93,000	$138	54
1809 Arbor	0.64mi	2/1.0	576 (-8%)	4mo	$99,000	$172	53
2230 Poplar	0.53mi	1/1.0 (-1)	587 (-6%)	8mo	$49,900	$85	53
1519 N Sabinas	0.67mi	2/1.0	564 (-10%)	1mo	$120,000	$213	51
1418 Rivas	0.67mi	2/1.0	696 (+11%)	2mo	$139,900	$201	49
134 Peche	0.69mi	3/1.0 (+1)	709 (+13%)	7mo	$40,000	$56	35
1524 Delgado	0.65mi	2/1.0	720 (+15%)	16mo	$75,000	$104	32

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: 29.0%
• Equity multiple: 3.34×
• Total profit: $58,909
• Equity at exit: $81,079

10-year hold

• IRR: 26.7%
• Equity multiple: 8.16×
• Total profit: $180,538
• Equity at exit: $174,850

Cash invested: $25,200 (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: 154
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $915 high
• Mortgage (P&I): −$472
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $83

Break-even live

Break-even rent $810

Max offer price $90,000

Occupancy floor 86%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	43d	1	0.31mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	10d	1	0.35mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	43d	1	0.35mi
816 Rivas St Unit C San Antonio, TX	2.0	1.0	500	$750	$1.50	43d	1	0.37mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	16d	1	0.37mi
816 Rivas St San Antonio, TX	1.0	1.0	500	$750	$1.50	4d	1	0.37mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	23d	1	0.37mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	23d	1	0.47mi
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	2d	1	0.47mi
107 Jesus Aly Unit 4 San Antonio, TX	2.0	1.0	400	$800	$2.00	4d	1	0.62mi
107 Jesus Aly Unit 1 San Antonio, TX	1.0	1.0	450	$700	$1.56	17d	1	0.62mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	43d	1	0.93mi
1218 NW 23rd St Unit 2 San Antonio, TX	1.0	10.5	548	$950	$1.73	23d	1	1.04mi
1100 N Frio St Apt 403 San Antonio, TX	1.0	1.0	500	$1,100	$2.20	43d	1	1.11mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	12d	1	1.12mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	43d	1	1.12mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	43d	1	1.18mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	43d	1	1.19mi
1750 W Craig Pl San Antonio, TX	1.0	1.0	420	$990	$2.36	43d	1	1.22mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	14d	1	1.23mi
2403 N Elmendorf St San Antonio, TX	1.0	1.0	650	$1,175	$1.81	23d	1	1.27mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	3d	1	1.31mi
213 Cadwallader St Unit 2 San Antonio, TX	1.0	1.0	400	$650	$1.62	43d	1	1.31mi
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	1.31mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	43d	1	1.34mi
823 W Euclid Ave Unit 1 San Antonio, TX	1.0	1.0	450	$900	$2.00	43d	1	1.41mi
1026 W French Pl #3 San Antonio, TX	1.0	1.0	700	$825	$1.18	20d	1	1.44mi
1020 W French Pl San Antonio, TX	1.0	1.0	660	$1,050	$1.59	23d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $90,000 Active 20 DOM
2. 2026-06-17
   days on market $90,000 Active 19 DOM
3. 2026-06-16
   days on market $90,000 Active 18 DOM
4. 2026-06-15
   days on market $90,000 Active 17 DOM
5. 2026-06-13
   days on market $90,000 Active 15 DOM
6. 2026-06-09
   days on market $90,000 Active 11 DOM
7. 2026-06-08
   days on market $90,000 Active 10 DOM
8. 2026-06-07
   days on market $90,000 Active 9 DOM
9. 2026-06-04
   days on market $90,000 Active 6 DOM
10. 2026-06-03
    days on market $90,000 Active 5 DOM
11. 2026-06-02
    days on market $90,000 Active 4 DOM
12. 2026-06-01
    days on market $90,000 Active 3 DOM
13. 2026-05-31
    days on market $90,000 Active 2 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: $1,561 · $130/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$86/yr (+$7/mo · 5.5%)

ⓘ 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 ≥109°F today · 20 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: $10,980
• − Mortgage interest: −$5,041
• − Property taxes: −$1,561
• − Insurance: −$450
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$2,618
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,107/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

+63.6% since first listed

6 events — show timeline

• 2026-05-30 Listed $90,000 FSBO.com
• 2021-01-14 Sold (Public Records) — Public Records
• 2021-01-12 Sold (MLS) — LERA
• 2020-12-08 Price Changed $49,000 LERA
• 2020-11-20 Listed $55,000 LERA
• 2020-09-02 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $1,561 · +0.0% YoY. Source: county tax records.