2207 Bronte · San Antonio, TX 78207

$89,999

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 143 Days on market

Built 1955 6,446 sqft lot $104/sqft · 36% below area Est $140k · 36% under ↓ 22% since listing

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Why this score? — see what drove the A- 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 +27.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +9.3/10.0
• 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

Situated on a 6,440 sq ft lot, this 2-bedroom, 1-bath home at 2207 Bronte St offers 864 sq ft of living space. The property is being sold AS IS and provides an opportunity for customization or investment in a convenient San Antonio location.

Key facts

• 6,446 sq ft lot
• Built 1955
• Listed 143 days

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 $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Sarah S King El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 564 students, 98% FRL); Rhodes Middle (math 6% / reading 18%, grade F, #1,623 of 1,662 statewide, top 98%, 544 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 (18 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,287/mo this rent would consume 48% of the median local household income ($32k/yr) (locally 2789% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 ~2 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 143 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1955 — 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: 1.43% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 5.8

CMA / ARV

• ARV (median comp): $140,344
• List price: $89,999
• Delta: -35.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Lansing Ln	0.14mi	2/1.0	864 (0%)	1mo	$69,000	$80	93
2714 Tampico	0.68mi	3/1.0 (+1)	833 (-4%)	1mo	$124,900	$150	56
347 Madero St	0.67mi	2/1.0	900 (+4%)	22mo	$140,000	$156	44
1811 Paso Del Sur St	0.33mi	3/1.0 (+1)	989 (+14%)	17mo	$59,000	$60	42
3537 S Laredo St	0.60mi	3/1.0 (+1)	987 (+14%)	4mo	$104,999	$106	40

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: 36.6%
• Equity multiple: 3.90×
• Total profit: $73,172
• Equity at exit: $81,078

10-year hold

• IRR: 33.5%
• Equity multiple: 9.63×
• Total profit: $217,521
• Equity at exit: $174,848

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: 164
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,287 high
• Mortgage (P&I): −$472
• Tax from tax record: −$230 /mo · $2,766/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $277

Break-even live

Break-even rent $937

Max offer price $89,999

Occupancy floor 73%

Sensitivity live

Price	-10% $328	-5% $303	+0% $277	+5% $252	+10% $226
Rent	-10% $175	-5% $226	+0% $277	+5% $328	+10% $379
Rate	-1.0pp $322	-0.5pp $300	base $277	+0.5pp $254	+1.0pp $230

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 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	25d	1	0.17mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	0.47mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$907	$1.22	0d	1	0.51mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,094	$1.15	0d	1	0.51mi
2311 Potosi St San Antonio, TX	3.0	1.0	864	$1,600	$1.85	45d	1	0.64mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	0.73mi
1823 San Carlos St San Antonio, TX	3.0	2.0	1090	$1,075	$0.99	0d	1	0.75mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	21d	1	0.81mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	45d	1	0.85mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	6d	1	0.85mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	0.95mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	45d	1	1.02mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	0d	1	1.16mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	16d	1	1.16mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	6d	1	1.18mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	45d	1	1.25mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	1.31mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	25d	1	1.44mi

Listing history 19 events

1. 2026-06-21
   days on market $89,999 Active 143 DOM
2. 2026-06-18
   days on market $89,999 Active 140 DOM
3. 2026-06-17
   days on market $89,999 Active 139 DOM
4. 2026-06-16
   days on market $89,999 Active 138 DOM
5. 2026-06-15
   days on market $89,999 Active 137 DOM
6. 2026-06-13
   days on market $89,999 Active 135 DOM
7. 2026-06-09
   days on market $89,999 Active 131 DOM
8. 2026-06-08
   days on market $89,999 Active 130 DOM
9. 2026-06-07
   days on market $89,999 Active 129 DOM
10. 2026-06-04
    days on market $89,999 Active 126 DOM
11. 2026-06-03
    days on market $89,999 Active 125 DOM
12. 2026-06-02
    days on market $89,999 Active 124 DOM
13. 2026-06-01
    days on market $89,999 Active 123 DOM
14. 2026-05-31
    days on market $89,999 Active 122 DOM
15. 2026-05-06
    price $89,999 241-char remark

    Show marketing remark (241 chars)

    Situated on a 6,440 sq ft lot, this 2-bedroom, 1-bath home at 2207 Bronte St offers 864 sq ft of living space. The property is being sold AS IS and provides an opportunity for customization or investment in a convenient San Antonio location.

16. 2026-03-19
    price $99,900 241-char remark

    Show marketing remark (241 chars)

    Situated on a 6,440 sq ft lot, this 2-bedroom, 1-bath home at 2207 Bronte St offers 864 sq ft of living space. The property is being sold AS IS and provides an opportunity for customization or investment in a convenient San Antonio location.

17. 2026-03-04
    price $110,000 241-char remark

    Show marketing remark (241 chars)

    Situated on a 6,440 sq ft lot, this 2-bedroom, 1-bath home at 2207 Bronte St offers 864 sq ft of living space. The property is being sold AS IS and provides an opportunity for customization or investment in a convenient San Antonio location.

18. 2026-01-29
    listed $114,900 New 241-char remark

    Show marketing remark (241 chars)

    Situated on a 6,440 sq ft lot, this 2-bedroom, 1-bath home at 2207 Bronte St offers 864 sq ft of living space. The property is being sold AS IS and provides an opportunity for customization or investment in a convenient San Antonio location.

19. 2025-12-30
    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: $2,766 · $230/mo
• Projected year-2 tax: $2,766 · $230/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,448
• − Mortgage interest: −$5,041
• − Property taxes: −$2,766
• − Insurance: −$450
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,618
• Taxable income: $2,101
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $2,820/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

-21.7% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $89,999 LERA
• 2026-03-19 Price Changed $99,900 LERA
• 2026-03-04 Price Changed $110,000 LERA
• 2026-01-29 Listed $114,900 LERA
• 2025-12-30 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,766 · -4.0% YoY. Source: county tax records.