220 Frost St · San Antonio, TX 78201

$70,000

3 bd · 1.0 ba · 1,042 sqft · SingleFamily public records · 216 Days on market

Built 1942 6,011 sqft lot $67/sqft · 64% below area ↓ 30% 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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

Key facts

• 6,011 sq ft lot
• Built 1942
• Listed 216 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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 rising (+2.8%/yr); 181 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); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 + 2.8% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1942 — 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: 1.91% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.98%
• DSCR: 2.56
• GRM: 4.4

CMA / ARV

• ARV (median comp): $196,250
• List price: $70,000
• Delta: -64.33%
• 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
2410 Lee Hall	0.35mi	2/1.0 (-1)	1,056 (+1%)	2mo	$99,999	$95	75
1730 Thorain	0.43mi	3/1.0	1,014 (-3%)	4mo	$155,000	$153	72
2022 Sacramento	0.31mi	2/1.0 (-1)	1,068 (+2%)	8mo	$198,000	$185	70
218 Vereda	0.09mi	2/3.0 (-1)	960 (-8%)	1mo	$199,750	$208	69
1735 Hermine	0.49mi	3/2.0	1,064 (+2%)	8mo	$199,799	$188	64
2114 Lee Hall	0.09mi	2/2.0 (-1)	1,189 (+14%)	3mo	$200,000	$168	61
908 Gardina	0.22mi	2/1.0 (-1)	894 (-14%)	2mo	$100,000	$112	60
1506 W Wildwood Dr	0.56mi	3/2.0	988 (-5%)	7mo	$210,000	$213	55
1528 Edison	0.51mi	3/2.0	1,126 (+8%)	5mo	$205,000	$182	55
1534 el Monte	0.72mi	3/1.0	1,080 (+4%)	8mo	$90,000	$83	53
1718 Santa Barbara	0.55mi	2/2.0 (-1)	984 (-6%)	4mo	$180,000	$183	52
1619 W Ridgewood Ct	0.72mi	2/1.0 (-1)	954 (-8%)	8mo	$175,000	$183	40

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.27×
• Total profit: $24,826
• Equity at exit: $10,437

10-year hold

• IRR: 37.5%
• Equity multiple: 4.45×
• Total profit: $67,571
• Equity at exit: $6,052

Cash invested: $19,600 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 181
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $571

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $620	-5% $596	+0% $571	+5% $547	+10% $523
Rent	-10% $466	-5% $519	+0% $571	+5% $624	+10% $677
Rate	-1.0pp $607	-0.5pp $589	base $571	+0.5pp $553	+1.0pp $535

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Fresno St San Antonio, TX	2.0	1.0	1100	$1,149	$1.04	18d	1	0.17mi
2016 W Olmos Dr San Antonio, TX	2.0	1.0	791	$1,050	$1.33	5d	1	0.26mi
2005 Santa Anna St Unit 1 San Antonio, TX	2.0	1.0	1000	$1,500	$1.50	44d	1	0.40mi
1216 Gardina St Unit 1218 San Antonio, TX	2.0	1.0	1280	$900	$0.70	44d	1	0.43mi
1218 Gardina St Unit 1218 San Antonio, TX	2.0	1.0	1280	$900	$0.70	44d	1	0.43mi
1606 W Wildwood Dr Unit A San Antonio, TX	2.0	1.0	1000	$1,350	$1.35	44d	1	0.44mi
1627 W Mariposa Dr San Antonio, TX	3.0	2.0	1400	$1,850	$1.32	13d	1	0.46mi
1535 W Hermosa Dr San Antonio, TX	2.0	1.0	841	$1,300	$1.55	25d	1	0.46mi
911 Vance Jackson Rd San Antonio, TX	2.0	1.5	1073	$1,262	$1.18	4d	3	0.50mi
331 Gardina St San Antonio, TX	3.0	1.5	980	$1,450	$1.48	18d	1	0.51mi
923 Vance Jackson Rd San Antonio, TX	1.0–2.0	1.0	737	$775	$1.05	21d	2	0.57mi
140 Babcock Rd San Antonio, TX	1.0–3.0	1.0–2.0	851	$1,300	$1.53	44d	6	0.59mi
1400 Gardina St San Antonio, TX	1.0–2.0	1.0	620	$935	$1.51	44d	2	0.61mi
2803 Fredericksburg Rd San Antonio, TX	2.0	1.0–2.0	968	$1,099	$1.13	13d	2	0.62mi
210 Laddie Pl San Antonio, TX	3.0	1.0	1226	$1,575	$1.28	25d	1	0.67mi
210 Laddie Pl San Antonio, TX	3.0	1.0	1226	$1,550	$1.26	4d	1	0.67mi
1331 W Wildwood Dr San Antonio, TX	3.0	1.0	1178	$1,600	$1.36	44d	1	0.69mi
610 Viendo San Antonio, TX	2.0	2.0	864	$1,445	$1.67	25d	1	0.75mi
610 Viendo San Antonio, TX	2.0	2.0	864	$1,355	$1.57	12d	1	0.75mi
610 Viendo San Antonio, TX	2.0	2.0	864	$1,495	$1.73	44d	1	0.75mi
312 Babcock Rd San Antonio, TX	2.0	1.0	1044	$995	$0.95	44d	1	0.79mi
2326 Basse Rd San Antonio, TX	3.0	2.0	1168	$1,250	$1.07	25d	1	0.82mi
1211 Lee Hall San Antonio, TX	4.0	2.0	1078	$1,500	$1.39	25d	1	0.85mi
135 De Chantle Rd Unit 206 San Antonio, TX	2.0	1.0	950	$1,200	$1.26	44d	1	0.91mi
135 De Chantle Rd Unit 204 San Antonio, TX	2.0	2.0	1100	$1,300	$1.18	44d	1	0.91mi
1336 W Ridgewood Ct San Antonio, TX	2.0	1.0	864	$1,180	$1.37	44d	1	0.92mi
1630 W Rosewood Ave Unit C San Antonio, TX	2.0	1.0	800	$875	$1.09	44d	1	0.92mi
1614 W Rosewood Ave San Antonio, TX	2.0	2.0	1086	$2,500	$2.30	25d	1	0.93mi
206 Avalon St San Antonio, TX	3.0	1.0	826	$1,450	$1.76	25d	1	0.97mi
206 Avalon St San Antonio, TX	3.0	1.0	1200	$1,450	$1.21	44d	1	0.97mi
1106 Alametos San Antonio, TX	4.0	2.0	1275	$1,595	$1.25	23d	1	0.99mi
1345 W Hollywood Ave San Antonio, TX	3.0	2.0	1434	$1,675	$1.17	25d	1	1.00mi
146 Redrock Dr San Antonio, TX	3.0	1.0	1050	$1,800	$1.71	17d	1	1.03mi
209 Redrock Dr San Antonio, TX	2.0	1.0	850	$1,295	$1.52	25d	1	1.04mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	4d	1	1.10mi
1802 W Gramercy Pl Unit 1 San Antonio, TX	2.0	1.0	700	$895	$1.28	21d	1	1.10mi
734 Donaldson Ave Unit D San Antonio, TX	2.0	1.0	910	$915	$1.01	13d	1	1.11mi
734 Donaldson Ave Unit B San Antonio, TX	2.0	1.0	910	$910	$1.00	4d	1	1.11mi
318 Avalon St San Antonio, TX	3.0	2.0	1058	$1,600	$1.51	25d	1	1.11mi
1135 W Ridgewood Ct San Antonio, TX	3.0	2.0	1212	$1,650	$1.36	44d	1	1.12mi

Listing history 13 events

1. 2026-05-18
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

2. 2026-05-11
   price $70,000 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

3. 2026-05-11
   status Back on Market 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

4. 2026-04-30
   historical 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

5. 2026-04-09
   historical Active Option 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

6. 2026-02-11
   price $75,000 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

7. 2025-11-22
   price $90,000 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

8. 2025-10-03
   listed $100,000 New 446-char remark

   Show marketing remark (446 chars)

   Investor Special - 78201 | Sold As Is. Prime investment opportunity in the heart of 78201! This 3-bedroom, 1-bath home offers strong potential for a profitable flip or long-term hold. With a layout ready for transformation, it's perfect for investors looking to add value. The property needs work and is being sold as is, but offers significant upside for the right buyer. Don't miss your chance to unlock the potential in this promising project!

9. 2023-09-27
   soldstatus
10. 2020-05-12
    soldstatus
11. 2001-07-02
    soldstatus
12. 2001-07-02
    soldstatus
13. 1980-01-01
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,027
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,036
• Taxable income: $6,105
• Est. tax owed @ 24.0%: −$1,465
• After-tax cash flow: $5,391/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% Arabic 1%

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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

-30.0% since first listed

13 events — show timeline

• 2026-05-18 Pending — LERA
• 2026-05-11 Price Changed $70,000 LERA
• 2026-05-11 Relisted — LERA
• 2026-04-30 Listing Removed — LERA
• 2026-04-09 Contingent — LERA
• 2026-02-11 Price Changed $75,000 LERA
• 2025-11-22 Price Changed $90,000 LERA
• 2025-10-03 Listed $100,000 LERA
• 2023-09-27 Sold (Public Records) — Public Records
• 2020-05-12 Sold (Public Records) — Public Records
• 2001-07-02 Sold (Public Records) — Public Records
• 2001-07-02 Sold (Public Records) — Public Records
• 1980-01-01 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,698 · +0.0% YoY. Source: county tax records.