806 N Brazos St · San Antonio, TX 78207

$125,000

2 bd · 1.0 ba · 814 sqft · SingleFamily public records · 296 Days on market

Built 1940 1,568 sqft lot $154/sqft · 18% above area Est $106k · 18% over

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Why this score? — see what drove the D 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 +13.0/30.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 2 Bedroom, 1 Bath Home in the heart of San Antonio TX, just minutes from the vibrant downtown. This inviting home greets you with a lovely wrought iron fence and a covered front porch, perfect for enjoying the outdoors. Inside, you'll find wall to wall ceramic tile flooring, complemented by a well-equipped kitchen with a gas stove, abundant counter space, and plenty of cabinetry for all your storage needs. Central AC for year-round comfort. This property is an excellent choice for first-time buyers or as an investment opportunity.

Key facts

• Covered front porch
• Gas stove
• Wrought iron fence

Tags

• WROUGHT IRON FENCE
• COVERED FRONT PORCH
• CERAMIC TILE FLOORING
• WELL-EQUIPPED KITCHEN
• GAS STOVE
• ABUNDANT COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (9.4% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 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.
• Zoned schools: Margil El (math 10% / reading 15%, grade F, #4,167 of 4,322 statewide, top 97%, 436 students, 97% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 296 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $110,000 (12.0% 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 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $105,739
• List price: $125,000
• Delta: 18.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 W Salinas St	0.40mi	2/1.0	840 (+3%)	16mo	$130,000	$155	63
134 Peche	0.25mi	3/1.0 (+1)	709 (-13%)	7mo	$40,000	$56	56
715 Lombrano	0.61mi	3/1.0 (+1)	840 (+3%)	10mo	$65,000	$77	52
826 Lombrano	0.69mi	3/1.0 (+1)	840 (+3%)	9mo	$109,999	$131	50
1020 W Poplar St	0.56mi	2/1.0	912 (+12%)	6mo	$168,500	$185	49
1023 Delgado	0.67mi	3/1.0 (+1)	912 (+12%)	2mo	$85,000	$93	42

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: 25.8%
• Equity multiple: 3.10×
• Total profit: $73,345
• Equity at exit: $112,610

10-year hold

• IRR: 24.1%
• Equity multiple: 7.58×
• Total profit: $230,240
• Equity at exit: $242,848

Cash invested: $35,000 (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: 164
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$656
• Tax from tax record: −$194 /mo · $2,323/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-7

Break-even live

Break-even rent $1,141

Max offer price $123,836

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $29	+0% $-7	+5% $-42	+10% $-77
Rent	-10% $-96	-5% $-51	+0% $-7	+5% $38	+10% $83
Rate	-1.0pp $56	-0.5pp $25	base $-7	+0.5pp $-39	+1.0pp $-72

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	0.10mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	45d	1	0.20mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	0.31mi
711 N Frio St Unit 1302 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	19d	1	0.40mi
711 N Frio St Unit 2204 San Antonio, TX	2.0	1.0	790	$966	$1.22	4d	1	0.40mi
711 N Frio St Unit 1203 San Antonio, TX	2.0	1.0	790	$966	$1.22	12d	1	0.40mi
711 N Frio St Unit 2303 San Antonio, TX	2.0	1.0	790	$966	$1.22	19d	1	0.40mi
910 N Frio St San Antonio, TX	1.0	1.0	700	$1,043	$1.49	45d	1	0.40mi
107 Beso Ln Unit 107-BL San Antonio, TX	1.0	1.0	528	$850	$1.61	25d	1	0.41mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	6d	1	0.43mi
1020 W Poplar St San Antonio, TX	2.0	1.0	902	$1,300	$1.44	25d	1	0.56mi
816 Rivas St Unit A San Antonio, TX	2.0	1.0	650	$799	$1.23	25d	1	0.57mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	6d	1	0.62mi
610 Croft Trace Ln San Antonio, TX	2.0	1.0	1092	$1,500	$1.37	45d	1	0.65mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	18d	1	0.74mi
116 Cornell Ave San Antonio, TX	1.0	1.0	576	$899	$1.56	45d	1	0.76mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	0.80mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.81mi
1805 N Flores St Unit 2 San Antonio, TX	1.0	1.0	750	$900	$1.20	45d	1	0.82mi
831 N Flores St Unit 3114 San Antonio, TX	1.0	1.0	800	$1,500	$1.88	25d	1	0.84mi
831 N Flores St Unit 3104 San Antonio, TX	2.0	2.0	982	$1,695	$1.73	45d	1	0.84mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$925	$1.45	45d	1	0.87mi
1033 Rivas St #301 San Antonio, TX	2.0	1.0	640	$895	$1.40	12d	1	0.87mi
601 N Santa Rosa San Antonio, TX	2.0	1.0	615	$1,221	$1.99	3d	14	0.87mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	6d	1	0.88mi
216 University Ave Unit 102 San Antonio, TX	2.0	2.0	692	$1,295	$1.87	14d	1	0.91mi
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.98mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.00mi
233 Howard St San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	3d	15	1.02mi
425 Maverick St #8 San Antonio, TX	1.0	1.0	600	$850	$1.42	25d	1	1.02mi
100 N Santa Rosa San Antonio, TX	3.0	1.0–3.0	1299	$2,939	$2.26	0d	37	1.02mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	5d	1	1.03mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	6d	1	1.05mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	1.06mi
1137 W Ashby Pl Unit 6 San Antonio, TX	1.0	1.0	800	$799	$1.00	45d	1	1.07mi
110 S Laredo St San Antonio, TX	2.0	1.0–2.0	888	$4,930	$5.55	0d	85	1.10mi
125 Hess St Unit 202 San Antonio, TX	2.0	1.0	800	$1,600	$2.00	45d	1	1.10mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	4d	2	1.11mi
711 S Frio St Unit 2101 San Antonio, TX	2.0	2.0	980	$1,400	$1.43	5d	1	1.11mi
711 S Frio St San Antonio, TX	2.0	1.0–2.0	885	$1,183	$1.34	19d	2	1.11mi

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 296 DOM
2. 2026-06-18
   days on market $125,000 Active 293 DOM
3. 2026-06-17
   days on market $125,000 Active 292 DOM
4. 2026-06-16
   days on market $125,000 Active 291 DOM
5. 2026-06-15
   days on market $125,000 Active 290 DOM
6. 2026-06-13
   days on market $125,000 Active 288 DOM
7. 2026-06-09
   days on market $125,000 Active 284 DOM
8. 2026-06-08
   days on market $125,000 Active 283 DOM
9. 2026-06-07
   days on market $125,000 Active 282 DOM
10. 2026-06-04
    days on market $125,000 Active 279 DOM
11. 2026-06-03
    days on market $125,000 Active 278 DOM
12. 2026-06-02
    days on market $125,000 Active 277 DOM
13. 2026-06-01
    days on market $125,000 Active 276 DOM
14. 2026-05-31
    days on market $125,000 Active 275 DOM
15. 2025-08-29
    listed $125,000 New 545-char remark

    Show marketing remark (545 chars)

    Charming 2 Bedroom, 1 Bath Home in the heart of San Antonio TX, just minutes from the vibrant downtown. This inviting home greets you with a lovely wrought iron fence and a covered front porch, perfect for enjoying the outdoors. Inside, you'll find wall to wall ceramic tile flooring, complemented by a well-equipped kitchen with a gas stove, abundant counter space, and plenty of cabinetry for all your storage needs. Central AC for year-round comfort. This property is an excellent choice for first-time buyers or as an investment opportunity.

16. 2023-03-31
    soldstatus
17. 2023-03-30
    soldstatus Sold 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

18. 2023-03-09
    status Pending 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

19. 2023-03-06
    historical Active Option 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

20. 2023-02-22
    status Back on Market 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

21. 2023-02-12
    historical Active Option 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

22. 2022-12-14
    price $120,000 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

23. 2022-11-19
    listed $125,000 New 405-char remark

    Show marketing remark (405 chars)

    Cozy 2 bedroom, 1 bath home just minutes away from downtown. The home welcomes you with a wrought iron fence and covered front porch. This home features fresh paint throughout, tile throughout, cental AC, and a recently replaced roof. The kitchen comes complete with a gas stove, ample amount of counter space and cabinets. This is a great starter home or investment property. Schedule your showing today!

24. 2012-07-30
    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: $2,323 · $194/mo
• Projected year-2 tax: $2,323 · $194/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 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: $13,589
• − Mortgage interest: −$7,002
• − Property taxes: −$2,323
• − Insurance: −$625
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$3,636
• Taxable loss: −$2,172
• Est. tax savings @ 24.0%: +$521
• After-tax cash flow: $442/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

+0.0% since first listed

10 events — show timeline

• 2025-08-29 Listed $125,000 LERA
• 2023-03-31 Sold (Public Records) — Public Records
• 2023-03-30 Sold (MLS) — LERA
• 2023-03-09 Pending — LERA
• 2023-03-06 Contingent — LERA
• 2023-02-22 Relisted — LERA
• 2023-02-12 Contingent — LERA
• 2022-12-14 Price Changed $120,000 LERA
• 2022-11-19 Listed $125,000 LERA
• 2012-07-30 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,323 · +0.0% YoY. Source: county tax records.