852 Gulf St · San Antonio, TX 78202

$210,000

3 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 32 Days on market

Built 1946 6,250 sqft lot Est $202k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +5.7/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.6/10.0
• Schools +1.4/10.0

Listing remarks

This recently renovated 3-bedroom, 1-bath home is a great find on the east side of San Antonio. Updates give the home a clean, refreshed feel while keeping it comfortable and easy to maintain. The layout is functional and welcoming, making it the best option for all different kinds of buyers. Located on the east side, you’re close to major roads, local shops, dining, and everyday conveniences. Whether you’re looking for a move-in-ready place to call home or a property with rental potential, this one checks the boxes.

Key facts

• Local shops dining
• Functional layout
• Recently renovated

Tags

• RECENTLY RENOVATED
• FUNCTIONAL LAYOUT
• CLOSE TO MAJOR ROADS
• LOCAL SHOPS DINING

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Converted garage (no other dedicated parking indicated); No additional parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1946; Pillar/post/pier foundation
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Asphalt road access; Located in a subdivision

Interior

• Bedrooms: Three bedrooms (all on the first floor); Primary bedroom on the first floor
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Plank and vinyl flooring; Seller disclosure available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (28.1% below list).
• Recommended offer: $151k (28.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Davis Middle (math 5% / reading 15%, grade F, #1,641 of 1,662 statewide, top 99%, 545 students, 96% FRL, charter); Houston H S (math 12% / reading 18%, grade F, #1,507 of 1,632 statewide, top 93%, 856 students, 95% FRL) — zoned schools average 96% FRL vs 80% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.2%/yr); 196 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 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k 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 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $151,070 (28.1% 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 32 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $202,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2111 Lamar	0.38mi	3/1.0	1,238 (-2%)	5mo	$62,500	$50	75
2131 Burnet	0.31mi	3/2.0	1,312 (+4%)	4mo	$210,000	$160	72
1410 Paso Hondo	0.41mi	3/2.0	1,219 (-4%)	4mo	$159,000	$130	68
2846 Wyoming St	0.58mi	3/2.0	1,255 (-1%)	1mo	$185,000	$147	67
623 Belmont	0.36mi	3/2.0	1,355 (+7%)	0mo	$230,000	$170	67
2628 E Commerce	0.48mi	3/2.0	1,271 (+1%)	7mo	$270,000	$212	66
2031 E Crockett	0.24mi	2/1.0 (-1)	1,416 (+12%)	1mo	$79,900	$56	63
1719 Dawson St	0.57mi	3/2.0	1,210 (-4%)	4mo	$210,000	$174	59
1048 Gibbs	0.74mi	3/2.0	1,280 (+1%)	1mo	$249,000	$195	58
910 Potomac	0.43mi	3/2.0	1,390 (+10%)	2mo	$130,000	$94	57
2118 Burnet	0.30mi	3/2.5	1,088 (-14%)	3mo	$130,000	$119	54
1838 E Crockett	0.47mi	2/2.0 (-1)	1,445 (+14%)	8mo	$289,000	$200	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.79×
• Total profit: $105,462
• Equity at exit: $189,185

10-year hold

• IRR: 20.9%
• Equity multiple: 6.85×
• Total profit: $343,708
• Equity at exit: $407,984

Cash invested: $58,800 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$270 /mo · $3,244/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-266

Break-even live

Break-even rent $1,847

Max offer price $163,068

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Gulf St Unit 102 San Antonio, TX	3.0	2.0	1300	$1,750	$1.35	4d	1	0.05mi
1650 Gorman San Antonio, TX	2.0	1.0	950	$1,111	$1.17	23d	1	0.06mi
1622 Gorman San Antonio, TX	3.0	2.0	1189	$1,325	$1.11	17d	1	0.08mi
2818 E Houston St San Antonio, TX	3.0	1.0	1184	$1,495	$1.26	14d	1	0.11mi
1510 Gorman San Antonio, TX	2.0	1.0	996	$1,300	$1.31	17d	1	0.18mi
2239 Burnet St San Antonio, TX	3.0	2.0	1097	$1,450	$1.32	43d	1	0.22mi
1414 Gorman San Antonio, TX	2.0	1.0	900	$1,175	$1.31	43d	1	0.23mi
706 Canton San Antonio, TX	2.0	1.0	994	$1,545	$1.55	23d	1	0.28mi
2118 Burnet St San Antonio, TX	3.0	2.0	1008	$1,650	$1.64	3d	1	0.29mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.32mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	23d	1	0.33mi
2006 Hays St San Antonio, TX	3.0	2.0	1176	$1,750	$1.49	20d	1	0.36mi
2142 Lamar St San Antonio, TX	2.0	1.0	900	$1,100	$1.22	43d	1	0.37mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	23d	1	0.38mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	43d	1	0.41mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	3d	1	0.43mi
518 Rotary San Antonio, TX	3.0	1.0	1080	$1,225	$1.13	14d	1	0.52mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	23d	1	0.52mi
1827 Montana St #101 San Antonio, TX	3.0	2.5	1859	$2,250	$1.21	2d	1	0.53mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	21d	1	0.54mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.55mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	23d	1	0.59mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	43d	1	0.60mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	20d	1	0.62mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	23d	1	0.63mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	43d	1	0.69mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	21d	1	0.69mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	43d	1	0.69mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	23d	1	0.70mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	21d	1	0.70mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	43d	1	0.70mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	23d	1	0.70mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	23d	1	0.70mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	14d	1	0.71mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	23d	1	0.71mi
2346 Dakota St Unit 1101 San Antonio, TX	2.0	1.0	1728	$1,250	$0.72	16d	1	0.73mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	10d	1	0.76mi
1010 Locke St Unit 710 San Antonio, TX	2.0	2.0	950	$879	$0.93	3d	1	0.77mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.77mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	43d	1	0.79mi

Listing history 22 events

1. 2026-06-18
   days on market $210,000 Active 32 DOM
2. 2026-06-17
   days on market $210,000 Active 31 DOM
3. 2026-06-16
   days on market $210,000 Active 30 DOM
4. 2026-06-15
   days on market $210,000 Active 29 DOM
5. 2026-06-13
   days on market $210,000 Active 27 DOM
6. 2026-06-09
   days on market $210,000 Active 23 DOM
7. 2026-06-08
   days on market $210,000 Active 22 DOM
8. 2026-06-07
   days on market $210,000 Active 21 DOM
9. 2026-06-04
   days on market $210,000 Active 18 DOM
10. 2026-06-03
    days on market $210,000 Active 17 DOM
11. 2026-06-02
    days on market $210,000 Active 16 DOM
12. 2026-06-01
    days on market $210,000 Active 15 DOM
13. 2026-05-31
    days on market $210,000 Active 14 DOM
14. 2026-05-19
    status Active
15. 2026-02-26
    listed $210,000 Active
16. 2026-02-26
    historical
17. 2024-12-10
    soldstatus
18. 2024-12-02
    soldstatus
19. 2024-11-20
    historical
20. 2024-11-02
    listed $78,000 New
21. 2024-10-18
    soldstatus
22. 2023-12-19
    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: $3,244 · $270/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$599/yr (+$50/mo · 18.5%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,128
• − Mortgage interest: −$11,763
• − Property taxes: −$3,244
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$6,109
• Taxable loss: −$6,939
• Est. tax savings @ 24.0%: +$1,665
• After-tax cash flow: $-1,523/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

+169.2% since first listed

9 events — show timeline

• 2026-05-19 Relisted — HARMLS
• 2026-02-26 Listing Removed — HARMLS
• 2026-02-26 Listed $210,000 HARMLS
• 2024-12-10 Sold (Public Records) — Public Records
• 2024-12-02 Sold (Public Records) — Public Records
• 2024-11-20 Listing Removed — LERA
• 2024-11-02 Listed $78,000 LERA
• 2024-10-18 Sold (Public Records) — Public Records
• 2023-12-19 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,244 · -2.1% YoY. Source: county tax records.