170 De Chantle #107 · San Antonio, TX 78201

$54,000

2 bd · 1.0 ba · 821 sqft · Condo public records · 84 Days on market

Built 1969 $66/sqft · 36% below area Est $84k · 36% under $344/mo HOA · 33% of rent ↓ 17% since listing

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Why this score? — see what drove the C 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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +4.9/10.0
• 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

HOA Foreclosure! 2 bedroom, 1 bathroom, 821 square foot condo offering a solid investment opportunity near the Medical Center & Downtown SA. This property offers an excellent opportunity for investors looking to add value to their real estate portfolio at a steal! Property is being sold AS IS, with no repairs to be made by seller. Cash Offers only. Buyer to verify all room sizes, uses, and information. No assignment offers, No "creative offers"- end buyers only.

Key facts

• $344 HOA
• Built 1969
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $54k.

Deal economics

• At list price, monthly cash flow is $24 ($291/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; HOA is 33% of rent.
• Climate carrying-cost: major wind risk, 71% 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 $50,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1969 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.93% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 4.3

CMA / ARV

• ARV (median comp): $84,398
• List price: $54,000
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-7,116
• Equity at exit: $8,052

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-3,848
• Equity at exit: $4,669

Cash invested: $15,120 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$283
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$22
• HOA: −$344
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $24

Break-even live

Break-even rent $1,013

Max offer price $54,000

Occupancy floor 93%

Sensitivity live

Price	-10% $55	-5% $40	+0% $24	+5% $9	+10% $-6
Rent	-10% $-58	-5% $-17	+0% $24	+5% $65	+10% $107
Rate	-1.0pp $51	-0.5pp $38	base $24	+0.5pp $10	+1.0pp $-4

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 De Chantle Rd San Antonio, TX	1.0	1.0	579	$1,634	$2.82	45d	1	0.03mi
170 De Chantle Rd #405 San Antonio, TX	1.0	1.0	633	$999	$1.58	0d	1	0.03mi
158 De Chantle Rd Unit 129 San Antonio, TX	1.0	1.0	625	$950	$1.52	45d	1	0.09mi
158 De Chantle Rd San Antonio, TX	1.0	1.0	625	$950	$1.52	5d	4	0.10mi
135 De Chantle Rd Unit 206 San Antonio, TX	2.0	1.0	950	$1,200	$1.26	45d	1	0.12mi
135 De Chantle Rd Unit 215 San Antonio, TX	1.0	1.0	580	$890	$1.53	45d	1	0.12mi
135 De Chantle Rd Unit 204 San Antonio, TX	2.0	2.0	1100	$1,300	$1.18	45d	1	0.12mi
1400 Gardina St San Antonio, TX	1.0–2.0	1.0	620	$935	$1.51	45d	2	0.36mi
312 Babcock Rd San Antonio, TX	2.0	1.0	1044	$995	$0.95	45d	1	0.45mi
923 Vance Jackson Rd San Antonio, TX	1.0–2.0	1.0	737	$900	$1.22	0d	3	0.48mi
4210 Fredericksburg Rd San Antonio, TX	2.0	1.0–2.0	687	$739	$1.07	0d	54	0.55mi
911 Vance Jackson Rd San Antonio, TX	2.0	1.5	1073	$1,262	$1.18	4d	3	0.55mi
351 Altgelt Ave San Antonio, TX	1.0	1.5	931	$1,050	$1.13	23d	1	0.56mi
923 Vance Jackson Rd #1301 San Antonio, TX	1.0	1.0	739	$775	$1.05	25d	1	0.56mi
4216 Fredericksburg Rd Balcones Heights, TX	2.0	2.0	1025	$1,300	$1.27	25d	1	0.58mi
140 Babcock Rd San Antonio, TX	1.0–3.0	1.0–2.0	851	$1,062	$1.25	45d	6	0.66mi
306 Gentleman Rd Balcones Heights, TX	2.0	1.0	850	$980	$1.15	45d	1	0.71mi
516 Gentleman Rd Unit 15 Balcones Heights, TX	1.0	1.0	685	$750	$1.09	25d	1	0.72mi
516 Gentleman Rd San Antonio, TX	1.0	1.0	685	$750	$1.09	11d	1	0.72mi
516 Gentleman Rd #3 Balcones Heights, TX	2.0	1.0	850	$850	$1.00	25d	1	0.72mi
4300 Fredericksburg Rd San Antonio, TX	1.0–2.0	1.0	682	$1,105	$1.62	45d	1	0.73mi
520 Gentleman Rd Unit 4 Balcones Heights, TX	2.0	1.0	1026	$975	$0.95	14d	1	0.74mi
600 Gentleman Rd San Antonio, TX	1.0	1.0	640	$875	$1.37	25d	1	0.82mi
600 Gentleman Rd San Antonio, TX	1.0	1.0	640	$875	$1.37	45d	1	0.82mi
600 Gentleman Rd San Antonio, TX	2.0	2.0	936	$1,100	$1.18	45d	1	0.82mi
2803 Fredericksburg Rd San Antonio, TX	2.0	1.0–2.0	968	$1,099	$1.13	14d	2	0.84mi
623 Freiling San Antonio, TX	3.0	1.0	869	$1,495	$1.72	5d	1	0.89mi
844 E Sunshine Dr Unit 401 San Antonio, TX	2.0	1.0	640	$890	$1.39	23d	1	0.93mi
844 E Sunshine Dr Unit 202 San Antonio, TX	2.0	1.0	640	$950	$1.48	5d	1	0.93mi
4214 Woodmanor Dr Unit 1 San Antonio, TX	2.0	1.0	750	$1,000	$1.33	45d	1	0.96mi
206 Bexar Dr San Antonio, TX	2.0	1.0	832	$895	$1.08	25d	1	0.97mi
208 Bexar Dr San Antonio, TX	2.0	1.0	832	$895	$1.08	5d	1	0.97mi
4223 Woodmanor Dr San Antonio, TX	2.0	1.0	750	$1,000	$1.33	14d	1	0.97mi
4223 Woodmanor Dr Unit 1 San Antonio, TX	2.0	1.0	750	$1,000	$1.33	25d	1	0.98mi
3110 Hillcrest Dr San Antonio, TX	1.0–2.0	1.0	650	$1,072	$1.65	21d	9	0.99mi
2003 Fresno St San Antonio, TX	2.0	1.0	1100	$1,149	$1.04	19d	1	1.00mi
2016 W Olmos Dr San Antonio, TX	2.0	1.0	791	$1,050	$1.33	5d	1	1.00mi
1930 W Hermosa Dr San Antonio, TX	1.0	1.0	700	$800	$1.14	25d	1	1.01mi
3108 Hillcrest Dr San Antonio, TX	1.0	1.0	550	$1,000	$1.82	45d	1	1.04mi
1405 Donaldson Ave Unit 202 San Antonio, TX	2.0	1.0	560	$995	$1.78	45d	1	1.04mi

HOA detail condo

• Monthly dues: $344 · $4,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-16
   statusdays on market $54,000 Pending 84 DOM
2. 2026-06-15
   days on market $54,000 Active Option 83 DOM
3. 2026-06-13
   days on market $54,000 Active Option 81 DOM
4. 2026-06-09
   days on market $54,000 Active Option 77 DOM
5. 2026-06-08
   days on market $54,000 Active Option 76 DOM
6. 2026-06-07
   statusdays on market $54,000 Active Option 75 DOM
7. 2026-06-04
   days on market $54,000 Active 72 DOM
8. 2026-06-03
   days on market $54,000 Active 71 DOM
9. 2026-06-02
   days on market $54,000 Active 70 DOM
10. 2026-06-01
    days on market $54,000 Active 69 DOM
11. 2026-05-31
    days on market $54,000 Active 68 DOM
12. 2026-05-15
    price $54,000 481-char remark

    Show marketing remark (481 chars)

    HOA Foreclosure! 2 bedroom, 1 bathroom, 821 square foot condo offering a solid investment opportunity near the Medical Center & Downtown SA. This property offers an excellent opportunity for investors looking to add value to their real estate portfolio at a steal! Property is being sold AS IS, with no repairs to be made by seller. Cash Offers only. Buyer to verify all room sizes, uses, and information. No assignment offers, No "creative offers"- end buyers only.

13. 2026-04-14
    price $59,000 481-char remark

    Show marketing remark (481 chars)

    HOA Foreclosure! 2 bedroom, 1 bathroom, 821 square foot condo offering a solid investment opportunity near the Medical Center & Downtown SA. This property offers an excellent opportunity for investors looking to add value to their real estate portfolio at a steal! Property is being sold AS IS, with no repairs to be made by seller. Cash Offers only. Buyer to verify all room sizes, uses, and information. No assignment offers, No "creative offers"- end buyers only.

14. 2026-03-24
    listed $65,000 New 481-char remark

    Show marketing remark (481 chars)

    HOA Foreclosure! 2 bedroom, 1 bathroom, 821 square foot condo offering a solid investment opportunity near the Medical Center & Downtown SA. This property offers an excellent opportunity for investors looking to add value to their real estate portfolio at a steal! Property is being sold AS IS, with no repairs to be made by seller. Cash Offers only. Buyer to verify all room sizes, uses, and information. No assignment offers, No "creative offers"- end buyers only.

15. 2021-08-09
    soldstatus
16. 2021-06-01
    soldstatus
17. 2020-06-04
    soldstatus
18. 2020-05-21
    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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 ≥108°F today · 22 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: $12,522
• − Mortgage interest: −$3,025
• − Property taxes: −$1,805
• − Insurance: −$270
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − HOA: −$4,128
• − Depreciation: −$1,571
• Taxable loss: −$280
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $358/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

-16.9% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $54,000 LERA
• 2026-04-14 Price Changed $59,000 LERA
• 2026-03-24 Listed $65,000 LERA
• 2021-08-09 Sold (Public Records) — Public Records
• 2021-06-01 Sold (Public Records) — Public Records
• 2020-06-04 Sold (Public Records) — Public Records
• 2020-05-21 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,805 · -7.5% YoY. Source: county tax records.