108 Ripford · San Antonio, TX 78204

$58,999

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 83 Days on market

Built 1950 3,179 sqft lot $73/sqft · 59% below area ↓ 56% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks MLS

Attention investors! Unlock the potential in this 2 bed, 1 bath property with a fireplace and strong rental appeal. Located minutes from downtown and steps from public transportation, this home offers excellent accessibility for future tenants. Perfect for a rehab project or buy-and-hold strategy in a high-demand rental corridor.

Key facts

• Fireplace
• 3,179 sq ft lot
• Built 1950

Tags

• FIREPLACE
• EXCELLENT ACCESSIBILITY
• HIGH-DEMAND RENTAL CORRIDOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 soft (-1.4%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k 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 + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,459 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.09% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.93%
• DSCR: 2.69
• GRM: 4.0

CMA / ARV

• ARV (median comp): $143,602
• List price: $58,999
• Delta: -58.91%
• 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
617 Dewitt	0.12mi	2/1.0	748 (-8%)	3mo	$160,000	$214	79
143 E Baylor	0.36mi	2/1.0	784 (-3%)	10mo	$149,999	$191	69
439 W Lubbock St	0.40mi	3/1.0 (+1)	838 (+3%)	11mo	$125,000	$149	62
203 Big Foot	0.15mi	2/2.0	714 (-12%)	10mo	$139,900	$196	60
941 Ripford	0.74mi	2/1.0	832 (+2%)	1mo	$160,000	$192	60
719 W Malone	0.71mi	2/1.0	830 (+2%)	5mo	$112,000	$135	59
724 Ripford	0.56mi	2/1.0	784 (-3%)	14mo	$89,000	$114	57
515 Pruitt Ave	0.50mi	3/1.0 (+1)	840 (+3%)	13mo	$84,900	$101	55
407 King Roger	0.56mi	2/1.0	864 (+6%)	12mo	$217,900	$252	54
334 Helena	0.69mi	2/1.0	848 (+4%)	12mo	$159,900	$189	51
226 Carle	0.40mi	3/1.0 (+1)	924 (+14%)	10mo	$140,000	$152	45
702 W Malone	0.70mi	2/1.0	696 (-14%)	1mo	$110,000	$158	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 4.74×
• Total profit: $61,824
• Equity at exit: $53,151

10-year hold

• IRR: 43.8%
• Equity multiple: 10.05×
• Total profit: $149,533
• Equity at exit: $114,622

Cash invested: $16,520 (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 78204

• Home prices YoY: 6.4%
• Rents YoY: -1.4%
• Active inventory: 96
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$309
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $522

Break-even live

Break-even rent $571

Max offer price $58,999

Occupancy floor 53%

Sensitivity live

Price	-10% $556	-5% $539	+0% $522	+5% $505	+10% $489
Rent	-10% $425	-5% $473	+0% $522	+5% $571	+10% $619
Rate	-1.0pp $552	-0.5pp $537	base $522	+0.5pp $507	+1.0pp $491

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	5d	1	0.23mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	25d	3	0.41mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	0.45mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	44d	1	0.49mi
226 E Malone Ave San Antonio, TX	2.0	1.0	693	$1,100	$1.59	23d	1	0.49mi
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	4d	1	0.50mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	25d	1	0.53mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	0.53mi
150 Bank St Unit C San Antonio, TX	1.0	1.0	600	$749	$1.25	21d	1	0.53mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	0.53mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	21d	1	0.53mi
131 Klein St #1 San Antonio, TX	2.0	1.0	653	$1,395	$2.14	45d	1	0.57mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	0.58mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	21d	1	0.64mi
205 W Lambert St San Antonio, TX	2.0	1.0	550	$995	$1.81	18d	1	0.65mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	5d	1	0.65mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	0.66mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	0.67mi
125 Forrest Ave San Antonio, TX	2.0	1.0	616	$1,275	$2.07	17d	1	0.68mi
121 E Mitchell St San Antonio, TX	2.0	1.0	528	$850	$1.61	44d	1	0.69mi
327 Gem Ln San Antonio, TX	2.0	1.0	786	$1,600	$2.04	12d	1	0.70mi
128 Saint Francis Ave Unit 3 San Antonio, TX	1.0	1.0	528	$775	$1.47	25d	1	0.73mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	0.78mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	18d	1	0.78mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	44d	1	0.79mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	44d	1	0.86mi
253 Felisa St San Antonio, TX	1.0	1.0	799	$1,213	$1.52	44d	1	0.87mi
411 E Lachapelle San Antonio, TX	2.0	2.0	770	$975	$1.27	23d	1	0.90mi
107 Stanley Ct Apt 3 San Antonio, TX	2.0	1.0	575	$950	$1.65	21d	1	0.91mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	3d	16	0.91mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$725	$1.18	44d	1	0.91mi
165 Division Ave Unit 2 San Antonio, TX	1.0	1.0	617	$700	$1.13	23d	1	0.91mi
413 Probandt San Antonio, TX	2.0	1.0	996	$1,400	$1.41	21d	1	0.92mi
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	4d	1	0.96mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	4d	1	0.96mi
331 Simon San Antonio, TX	1.0	1.5	840	$2,100	$2.50	25d	1	1.02mi
414 Clay St San Antonio, TX	1.0	1.0	800	$1,600	$2.00	5d	1	1.08mi
127 Clay #2 San Antonio, TX	1.0	1.0	936	$1,250	$1.34	44d	1	1.09mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	1.09mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	5d	1	1.12mi

Listing history 23 events

1. 2026-06-09
   days on market $58,999 Active 83 DOM
2. 2026-06-08
   days on market $58,999 Active 82 DOM
3. 2026-06-07
   days on market $58,999 Active 81 DOM
4. 2026-06-04
   days on market $58,999 Active 78 DOM
5. 2026-06-03
   days on market $58,999 Active 77 DOM
6. 2026-06-02
   days on market $58,999 Active 76 DOM
7. 2026-06-01
   days on market $58,999 Active 75 DOM
8. 2026-05-31
   days on market $58,999 Active 74 DOM
9. 2026-04-29
   price $58,999 331-char remark

   Show marketing remark (331 chars)

   Attention investors! Unlock the potential in this 2 bed, 1 bath property with a fireplace and strong rental appeal. Located minutes from downtown and steps from public transportation, this home offers excellent accessibility for future tenants. Perfect for a rehab project or buy-and-hold strategy in a high-demand rental corridor.

10. 2026-04-02
    price $63,999 331-char remark

    Show marketing remark (331 chars)

    Attention investors! Unlock the potential in this 2 bed, 1 bath property with a fireplace and strong rental appeal. Located minutes from downtown and steps from public transportation, this home offers excellent accessibility for future tenants. Perfect for a rehab project or buy-and-hold strategy in a high-demand rental corridor.

11. 2026-03-19
    price $69,999 331-char remark

    Show marketing remark (331 chars)

    Attention investors! Unlock the potential in this 2 bed, 1 bath property with a fireplace and strong rental appeal. Located minutes from downtown and steps from public transportation, this home offers excellent accessibility for future tenants. Perfect for a rehab project or buy-and-hold strategy in a high-demand rental corridor.

12. 2026-03-18
    listed $49,999 New 331-char remark

    Show marketing remark (331 chars)

    Attention investors! Unlock the potential in this 2 bed, 1 bath property with a fireplace and strong rental appeal. Located minutes from downtown and steps from public transportation, this home offers excellent accessibility for future tenants. Perfect for a rehab project or buy-and-hold strategy in a high-demand rental corridor.

13. 2025-11-03
    historical
14. 2025-09-12
    listed $59,500 New
15. 2025-06-30
    historical
16. 2025-05-18
    price $50,000
17. 2025-04-29
    price $60,000
18. 2025-04-03
    status Back on Market
19. 2025-03-31
    status Pending
20. 2025-03-19
    listed $65,000 New
21. 2024-09-18
    historical
22. 2024-09-17
    price $115,000
23. 2024-09-07
    listed $135,000 New

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,784
• − Mortgage interest: −$3,305
• − Property taxes: −$1,406
• − Insurance: −$295
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,716
• Taxable income: $5,697
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $4,899/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): 11,983
• Household income: $60,255
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 545.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 37% White 15% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 14.91%
• Current HPI: 249.0597
• Rent YoY: ▼ -1.44%
• 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

-56.3% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $58,999 LERA
• 2026-04-02 Price Changed $63,999 LERA
• 2026-03-19 Price Changed $69,999 LERA
• 2026-03-18 Listed $49,999 LERA
• 2025-11-03 Listing Removed — LERA
• 2025-09-12 Listed $59,500 LERA
• 2025-06-30 Listing Removed — LERA
• 2025-05-18 Price Changed $50,000 LERA
• 2025-04-29 Price Changed $60,000 LERA
• 2025-04-03 Relisted — LERA
• 2025-03-31 Pending — LERA
• 2025-03-19 Listed $65,000 LERA
• 2024-09-18 Listing Removed — LERA
• 2024-09-17 Price Changed $115,000 LERA
• 2024-09-07 Listed $135,000 LERA

Property tax history

+2.1%/yr

Latest (2025): $1,406 · -25.7% YoY. Source: county tax records.