1616 Ruiz St · San Antonio, TX 78207-1459

$149,700

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 41 Days on market

Built 1925 2,831 sqft lot $139/sqft · 16% above area Est $130k · 16% 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 +12.9/30.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.5/15.0

Listing remarks

GREAT HOME WITH TONS OF POTENTIAL IN A GREAT AREA. LARGE BACK YARD. VERY CLEAN HOME.

Key facts

• Large back yard
• 2,831 sq ft lot
• Garage

Tags

• LARGE BACK YARD

Property features AI

Finance

• Financial info: Down payment assistance not indicated

Exterior

• Parking: Converted garage
• Utilities: Connected to water system; Connected to sewer system
• Home design: Pre-owned property; Approximate age: 101 years
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Lot in 26TH/ZARZAMORA subdivision

Interior

• Kitchen: Kitchen (approx. 11 x 10)
• Bedrooms: Master bedroom with ceiling fan (approx. 15 x 12); Bedroom 2 (approx. 10 x 9); Bedroom 3 (approx. 13 x 8)
• Flooring: Ceramic tile; Linoleum; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans throughout; All window coverings remain; One living area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.5% below list).
• Recommended offer: $135k (9.5% below list) — sets the bar for 1% rule.
• 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: Ogden El (math 4% / reading 9%, grade F, #4,313 of 4,322 statewide, top 100%, 384 students, 97% FRL, charter) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 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 1925 — 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 $135,436 (9.5% 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 41 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1925 — 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: 0.90% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $129,602
• List price: $149,700
• Delta: 15.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 N Hamilton Ave	0.11mi	3/1.0 (+1)	1,144 (+6%)	2mo	$55,000	$48	79
751 Rivas	0.65mi	2/1.0	1,111 (+3%)	1mo	$110,000	$99	64
1002 Menchaca	0.48mi	2/1.0	1,184 (+10%)	2mo	$65,000	$55	60
823 N Trinity St	0.72mi	3/1.0 (+1)	1,064 (-2%)	8mo	$129,000	$121	53
945 Delgado	0.51mi	3/1.0 (+1)	987 (-9%)	7mo	$50,000	$51	51
131 Neff	0.68mi	3/1.0 (+1)	1,029 (-5%)	6mo	$139,700	$136	50
3430 Commerce	0.68mi	2/1.0	1,164 (+8%)	8mo	$49,500	$43	49
902 Ruiz	0.72mi	3/1.0 (+1)	1,150 (+6%)	8mo	$105,000	$91	44
3718 W Martin St	0.46mi	3/2.0 (+1)	1,236 (+14%)	2mo	$90,000	$73	44
1422 N Sabinas	0.74mi	2/1.0	960 (-11%)	6mo	$99,000	$103	42
2811 W Travis	0.48mi	3/2.0 (+1)	1,215 (+12%)	8mo	$189,000	$156	41
102 S Rosillo	0.65mi	3/2.0 (+1)	984 (-9%)	6mo	$75,000	$76	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.42×
• Total profit: $17,396
• Equity at exit: $67,312

10-year hold

• IRR: 10.0%
• Equity multiple: 2.50×
• Total profit: $62,980
• Equity at exit: $103,735

Cash invested: $41,916 (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 78207-1459

• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$785
• Tax from tax record: −$233 /mo · $2,800/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-11

Break-even live

Break-even rent $1,368

Max offer price $147,795

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $32	+0% $-11	+5% $-53	+10% $-96
Rent	-10% $-118	-5% $-64	+0% $-11	+5% $43	+10% $96
Rate	-1.0pp $65	-0.5pp $27	base $-11	+0.5pp $-50	+1.0pp $-89

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: $37,425
• Closing costs: $4,491
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Ruiz St San Antonio, TX	2.0	2.0	1020	$935	$0.92	45d	1	0.09mi
1407 Leal St Unit 3 San Antonio, TX	1.0	1.0	1312	$800	$0.61	45d	1	0.16mi
1230 Rivas St San Antonio, TX	3.0	2.5	1287	$1,999	$1.55	25d	1	0.26mi
1231 Rivas St Unit 102 San Antonio, TX	3.0	2.0	1120	$1,299	$1.16	45d	1	0.29mi
206 Roberts St Unit 201 San Antonio, TX	3.0	2.0	1100	$1,350	$1.23	25d	1	0.30mi
234 Gould St Unit 102 San Antonio, TX	2.0	1.5	948	$1,195	$1.26	5d	1	0.30mi
3038 W Salinas Unit 101 San Antonio, TX	3.0	2.5	1149	$1,550	$1.35	5d	1	0.36mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,595	$1.17	25d	1	0.51mi
230 Micklejohn St San Antonio, TX	3.0	2.0	1368	$1,695	$1.24	45d	1	0.51mi
2619 W Houston St San Antonio, TX	3.0	1.0	776	$1,800	$2.32	45d	1	0.56mi
3918 W Martin St San Antonio, TX	3.0	1.0	1200	$1,300	$1.08	25d	1	0.57mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	0d	1	0.63mi
811 Rivas St San Antonio, TX	3.0	2.0	1276	$1,580	$1.24	25d	1	0.63mi
614 N Sabinas St San Antonio, TX	3.0	2.0	930	$1,249	$1.34	5d	1	0.65mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$1,900	$1.34	0d	1	0.71mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,450	$1.19	12d	1	0.84mi
2120 Monterey St Unit 102 San Antonio, TX	2.0	2.0	1220	$1,490	$1.22	45d	1	0.84mi
122 Collins Ct San Antonio, TX	2.0	1.0	927	$1,150	$1.24	23d	1	0.85mi
2503 Arbor Pl San Antonio, TX	2.0	1.0	750	$800	$1.07	45d	1	0.87mi
214 Aztec St San Antonio, TX	3.0	2.0	973	$1,275	$1.31	16d	1	0.87mi
542 Rivas St Unit B San Antonio, TX	3.0	2.0	876	$985	$1.12	0d	1	0.94mi
1820 W Houston St San Antonio, TX	3.0	2.0	1132	$2,300	$2.03	45d	1	1.00mi
509 S Trinity St San Antonio, TX	3.0	1.0	921	$1,300	$1.41	5d	1	1.10mi
610 Ruiz St Unit 2 San Antonio, TX	1.0	1.0	1380	$650	$0.47	0d	1	1.11mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	25d	1	1.12mi
1706 Texas Ave San Antonio, TX	2.0	2.0	1204	$1,500	$1.25	45d	1	1.12mi
717 N Colorado St San Antonio, TX	3.0	1.0	1100	$1,199	$1.09	45d	1	1.13mi
1711 W Cesar E Chavez Blvd Unit 1 San Antonio, TX	3.0	1.0	800	$1,275	$1.59	45d	1	1.16mi
520 Cincinnati Ave San Antonio, TX	3.0	2.0	1216	$2,000	$1.64	45d	1	1.16mi
1630 W Craig Pl San Antonio, TX	3.0	2.0	1248	$1,675	$1.34	0d	1	1.18mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	16d	1	1.19mi
215 S Brazos St San Antonio, TX	3.0	1.0	900	$1,350	$1.50	5d	1	1.19mi
1602 W Craig Pl San Antonio, TX	2.0	1.0	1344	$1,300	$0.97	45d	1	1.20mi
703 N San Marcos San Antonio, TX	1.0	1.0	700	$716	$1.02	45d	1	1.24mi
2020 W Woodlawn Ave San Antonio, TX	2.0	1.5	1200	$1,298	$1.08	45d	1	1.26mi
232 Cornell Ave #2 San Antonio, TX	2.0	1.0	924	$1,050	$1.14	17d	1	1.27mi
411 Cincinnati Ave San Antonio, TX	1.0	1.0	1334	$800	$0.60	25d	1	1.28mi
2812 Vera Cruz San Antonio, TX	1.0	2.0	1060	$1,200	$1.13	5d	1	1.28mi
1524 W Woodlawn Ave San Antonio, TX	2.0	1.0	1200	$795	$0.66	25d	1	1.29mi
247 Princeton Ave San Antonio, TX	1.0	1.0	1440	$625	$0.43	45d	1	1.30mi

Listing history 21 events

1. 2026-06-21
   days on market $149,700 Active 41 DOM
2. 2026-06-18
   days on market $149,700 Active 38 DOM
3. 2026-06-17
   days on market $149,700 Active 37 DOM
4. 2026-06-16
   days on market $149,700 Active 36 DOM
5. 2026-06-15
   days on market $149,700 Active 35 DOM
6. 2026-06-13
   days on market $149,700 Active 33 DOM
7. 2026-06-09
   days on market $149,700 Active 29 DOM
8. 2026-06-08
   days on market $149,700 Active 28 DOM
9. 2026-06-07
   days on market $149,700 Active 27 DOM
10. 2026-06-04
    days on market $149,700 Active 24 DOM
11. 2026-06-03
    days on market $149,700 Active 23 DOM
12. 2026-06-02
    days on market $149,700 Active 22 DOM
13. 2026-06-01
    days on market $149,700 Active 21 DOM
14. 2026-05-31
    days on market $149,700 Active 20 DOM
15. 2026-05-11
    listed $149,700 New 85-char remark
16. 2026-03-17
    soldstatus
17. 2024-10-29
    historical
18. 2024-10-16
    price $139,700
19. 2024-09-27
    listed $144,700 New
20. 2024-09-06
    soldstatus
21. 2017-01-05
    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: $2,800 · $233/mo
• Projected year-2 tax: $2,800 · $233/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 · 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: $16,252
• − Mortgage interest: −$8,386
• − Property taxes: −$2,800
• − Insurance: −$748
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,355
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $503/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+3.5% since first listed

7 events — show timeline

• 2026-05-11 Listed $149,700 LERA
• 2026-03-17 Sold (Public Records) — Public Records
• 2024-10-29 Listing Removed — LERA
• 2024-10-16 Price Changed $139,700 LERA
• 2024-09-27 Listed $144,700 LERA
• 2024-09-06 Sold (Public Records) — Public Records
• 2017-01-05 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,800 · -8.5% YoY. Source: county tax records.