242 Fairview Ave · San Antonio, TX 78223

$119,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 152 Days on market

Built 1917 6,499 sqft lot $80/sqft · 34% below area Est $179k · 34% under ↓ 21% since listing

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.7/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Owner Financing Available!!!*** Charming fixer-upper with endless potential located near downtown San Antonio! This 3-bedroom, 1-bath home sits on a desirable corner lot and features two covered porches, a detached 2-car garage, and mature trees providing great shade and character. Ideal opportunity for investors or buyers looking to renovate and add value in a prime, centrally located area with easy access to downtown, dining, and entertainment.

Key facts

• Corner lot
• Two covered porches
• Mature trees

Tags

• CORNER LOT
• TWO COVERED PORCHES
• MATURE TREES
• EASY ACCESS TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 falling (-3.4%/yr); 325 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).
• This rent runs 35% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 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 152 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.29% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 6.5

CMA / ARV

• ARV (median comp): $179,318
• List price: $119,000
• Delta: -33.64%
• 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
306 Linda Lou	0.31mi	3/2.0	1,534 (+3%)	2mo	$200,000	$130	75
406 Halliday Ave	0.21mi	4/1.0 (+1)	1,570 (+5%)	5mo	$131,300	$84	72
398 Fairview Ave	0.25mi	3/2.0	1,344 (-10%)	5mo	$109,000	$81	64
427 Vanderbilt	0.72mi	3/1.0	1,518 (+2%)	2mo	$189,999	$125	62
430 Merry Ann	0.69mi	3/2.0	1,431 (-4%)	2mo	$255,000	$178	56
755 Linda Lou	0.55mi	4/1.0 (+1)	1,657 (+11%)	0mo	$90,000	$54	50
910 Halliday	0.66mi	4/2.0 (+1)	1,409 (-5%)	1mo	$185,000	$131	50
126 Stratford	0.50mi	2/2.0 (-1)	1,354 (-9%)	3mo	$75,000	$55	50
422 Merry Ann	0.67mi	3/2.0	1,622 (+9%)	2mo	$252,000	$155	48
1118 Mckinley	0.74mi	2/2.0 (-1)	1,401 (-6%)	7mo	$218,000	$156	41
231 Mcmullen	0.63mi	2/2.0 (-1)	1,303 (-13%)	6mo	$229,500	$176	36
131 Imogene Dr	0.73mi	3/2.0	1,286 (-14%)	4mo	$175,000	$136	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.73×
• Total profit: $-9,022
• Equity at exit: $17,743

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-5,863
• Equity at exit: $10,289

Cash invested: $33,320 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$624
• Tax from tax record: −$305 /mo · $3,661/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $230

Break-even live

Break-even rent $1,239

Max offer price $119,000

Occupancy floor 80%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Regina St Unit 1 San Antonio, TX	2.0	1.0	1085	$1,399	$1.29	2d	1	0.14mi
125 Ada St Unit 1 San Antonio, TX	3.0	1.0	1563	$1,295	$0.83	43d	1	0.15mi
134 Ward Ave San Antonio, TX	2.0	1.0	1063	$1,150	$1.08	43d	1	0.16mi
123 Fairview Ave #3 San Antonio, TX	3.0	2.5	1776	$1,800	$1.01	43d	1	0.17mi
134 Lilla Jean Dr San Antonio, TX	3.0	2.0	1349	$1,595	$1.18	24d	1	0.29mi
534 Chicago Blvd Unit NA San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	17d	1	0.35mi
534 Chicago Blvd San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	20d	1	0.35mi
518 Topeka Blvd San Antonio, TX	3.0	2.0	1135	$1,375	$1.21	24d	1	0.37mi
704 Fair Ave Unit 200 San Antonio, TX	2.0	1.5	1600	$1,200	$0.75	24d	1	0.49mi
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	3d	1	0.63mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	24d	1	0.67mi
515 Stratford Ct Unit NA San Antonio, TX	3.0	1.0	895	$1,550	$1.73	43d	1	0.70mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	43d	1	0.70mi
2914 Roosevelt Ave San Antonio, TX	1.0–3.0	1.0–2.0	868	$1,469	$1.69	43d	1	0.74mi
927 VFW Blvd Unit 710 San Antonio, TX	2.0	2.0	921	$932	$1.01	16d	1	0.75mi
1039 McKinley Ave San Antonio, TX	3.0	3.0	1650	$2,300	$1.39	1d	1	0.75mi
927 Vfw Blvd San Antonio, TX	1.0–3.0	1.0–2.0	937	$1,280	$1.37	3d	28	0.77mi
510 Vanderbilt St San Antonio, TX	2.0	1.0	1208	$1,150	$0.95	43d	1	0.77mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	43d	1	0.78mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	0.79mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	17d	1	0.89mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	43d	1	0.91mi
312 Avondale Ave San Antonio, TX	3.0	3.0	1757	$2,000	$1.14	16d	1	0.95mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	43d	1	0.96mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	0.99mi
523 Bailey Ave San Antonio, TX	2.0	2.0	960	$1,500	$1.56	24d	1	1.03mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	24d	1	1.04mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	4d	1	1.06mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	43d	1	1.06mi
511 E Sayers Ave San Antonio, TX	4.0	2.0	1748	$1,675	$0.96	24d	1	1.09mi
1050 Vanderbilt St San Antonio, TX	4.0	2.0	1508	$1,850	$1.23	24d	1	1.15mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	2d	16	1.16mi
508 Kayton Ave San Antonio, TX	2.0	1.0	1058	$1,200	$1.13	16d	1	1.19mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	43d	1	1.22mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	24d	1	1.27mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	1.27mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	1.27mi
119 W Drexel Ave San Antonio, TX	4.0	2.0	1592	$1,400	$0.88	43d	1	1.31mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	11d	1	1.33mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	43d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 152 DOM
2. 2026-06-17
   days on market $119,000 Active 151 DOM
3. 2026-06-16
   days on market $119,000 Active 150 DOM
4. 2026-06-15
   days on market $119,000 Active 149 DOM
5. 2026-06-13
   days on market $119,000 Active 147 DOM
6. 2026-06-09
   days on market $119,000 Active 143 DOM
7. 2026-06-08
   days on market $119,000 Active 142 DOM
8. 2026-06-07
   days on market $119,000 Active 141 DOM
9. 2026-06-04
   days on market $119,000 Active 138 DOM
10. 2026-06-03
    days on market $119,000 Active 137 DOM
11. 2026-06-02
    days on market $119,000 Active 136 DOM
12. 2026-06-01
    days on market $119,000 Active 135 DOM
13. 2026-05-31
    days on market $119,000 Active 134 DOM
14. 2026-05-01
    price $119,000 453-char remark

    Show marketing remark (453 chars)

    ***Owner Financing Available!!!*** Charming fixer-upper with endless potential located near downtown San Antonio! This 3-bedroom, 1-bath home sits on a desirable corner lot and features two covered porches, a detached 2-car garage, and mature trees providing great shade and character. Ideal opportunity for investors or buyers looking to renovate and add value in a prime, centrally located area with easy access to downtown, dining, and entertainment.

15. 2026-03-21
    price $139,999 453-char remark

    Show marketing remark (453 chars)

    ***Owner Financing Available!!!*** Charming fixer-upper with endless potential located near downtown San Antonio! This 3-bedroom, 1-bath home sits on a desirable corner lot and features two covered porches, a detached 2-car garage, and mature trees providing great shade and character. Ideal opportunity for investors or buyers looking to renovate and add value in a prime, centrally located area with easy access to downtown, dining, and entertainment.

16. 2026-02-09
    price $144,999 453-char remark

    Show marketing remark (453 chars)

    ***Owner Financing Available!!!*** Charming fixer-upper with endless potential located near downtown San Antonio! This 3-bedroom, 1-bath home sits on a desirable corner lot and features two covered porches, a detached 2-car garage, and mature trees providing great shade and character. Ideal opportunity for investors or buyers looking to renovate and add value in a prime, centrally located area with easy access to downtown, dining, and entertainment.

17. 2026-01-17
    listed $149,999 New 453-char remark

    Show marketing remark (453 chars)

    ***Owner Financing Available!!!*** Charming fixer-upper with endless potential located near downtown San Antonio! This 3-bedroom, 1-bath home sits on a desirable corner lot and features two covered porches, a detached 2-car garage, and mature trees providing great shade and character. Ideal opportunity for investors or buyers looking to renovate and add value in a prime, centrally located area with easy access to downtown, dining, and entertainment.

18. 2023-12-22
    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: $3,661 · $305/mo
• Projected year-2 tax: $3,661 · $305/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 · 21 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: $18,354
• − Mortgage interest: −$6,666
• − Property taxes: −$3,661
• − Insurance: −$595
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,462
• Taxable income: $1,034
• Est. tax owed @ 24.0%: −$248
• After-tax cash flow: $2,507/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

-20.7% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $119,000 LERA
• 2026-03-21 Price Changed $139,999 LERA
• 2026-02-09 Price Changed $144,999 LERA
• 2026-01-17 Listed $149,999 LERA
• 2023-12-22 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $3,661 · +0.0% YoY. Source: county tax records.