218 Illg Ave · San Antonio, TX 78211

$50,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 53 Days on market

Built 1947 6,969 sqft lot $80/sqft · 54% below area

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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
• Appreciation +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

Key facts

• 6,969 sq ft lot
• Built 1947
• Listed 53 days

Property features AI

Finance

• Other: Located in the QUINTANA/SOUTH SAN AREA subdivision; Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment resource not available

Exterior

• Utilities: City water and sewer
• Home design: Pre-owned property
• Construction: Approximately 79 years old; Composition roof; Other foundation (see remarks)
• Exterior features: Stucco exterior

Interior

• Kitchen: Kitchen about 15 x 15
• Bedrooms: Master bedroom about 12 x 12; Second bedroom about 12 x 12
• Flooring: Other flooring (see remarks)
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heat
• Interior features: Natural gas heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dwight Middle (math 14% / reading 19%, grade F, #1,536 of 1,662 statewide, top 93%, 432 students, 94% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 93% FRL vs 42% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 11 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

• In year one you build about $121 of equity ($346 loan paydown + $-225 appreciation (-0.5% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: property tax is 3.0% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. 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: 2.17% ✓
• Cap rate: 17.04%
• Cash-on-cash: 38.39%
• DSCR: 2.71
• GRM: 3.8

CMA / ARV

• ARV (median comp): $109,583
• List price: $50,000
• Delta: -54.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1254 Chalmers Ave	0.39mi	2/1.0	638 (+2%)	19mo	$75,000	$118	62
1556 Flanders	0.40mi	2/1.0	657 (+5%)	14mo	$125,400	$191	61
1323 Chalmers Ave	0.30mi	1/1.0 (-1)	560 (-10%)	22mo	$89,900	$161	45
1243 W Harlan Ave	0.60mi	2/1.0	672 (+8%)	17mo	$50,000	$74	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 2.86×
• Total profit: $26,074
• Equity at exit: $13,406

10-year hold

• IRR: 42.3%
• Equity multiple: 5.65×
• Total profit: $65,066
• Equity at exit: $15,251

Cash invested: $14,000 (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 78211

• Home prices YoY: -0.2%
• Active inventory: 162
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,086 high
• Mortgage (P&I): −$262
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $448

Break-even live

Break-even rent $519

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $476	-5% $462	+0% $448	+5% $434	+10% $420
Rent	-10% $362	-5% $405	+0% $448	+5% $491	+10% $534
Rate	-1.0pp $473	-0.5pp $461	base $448	+0.5pp $435	+1.0pp $422

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	25d	1	0.44mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	0d	1	0.56mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	19d	1	0.56mi
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	45d	1	0.66mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	25d	1	0.82mi
620 Linden Ave Unit 2 San Antonio, TX	2.0	1.0	733	$1,200	$1.64	45d	1	0.89mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	45d	1	1.05mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	6d	1	1.12mi
330 Barrett Pl San Antonio, TX	1.0	1.0	400	$900	$2.25	14d	1	1.14mi
520 Prado St Unit 1 San Antonio, TX	2.0	1.0	620	$799	$1.29	45d	1	1.38mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	6d	1	1.40mi

Listing history 26 events

1. 2026-06-21
   days on market $50,000 Active 53 DOM
2. 2026-06-18
   days on market $50,000 Active 50 DOM
3. 2026-06-17
   days on market $50,000 Active 49 DOM
4. 2026-06-16
   days on market $50,000 Active 48 DOM
5. 2026-06-15
   days on market $50,000 Active 47 DOM
6. 2026-06-13
   days on market $50,000 Active 45 DOM
7. 2026-06-09
   days on market $50,000 Active 41 DOM
8. 2026-06-08
   days on market $50,000 Active 40 DOM
9. 2026-06-07
   days on market $50,000 Active 39 DOM
10. 2026-06-04
    days on market $50,000 Active 36 DOM
11. 2026-06-03
    days on market $50,000 Active 35 DOM
12. 2026-06-02
    days on market $50,000 Active 34 DOM
13. 2026-06-01
    days on market $50,000 Active 33 DOM
14. 2026-05-31
    days on market $50,000 Active 32 DOM
15. 2026-04-29
    listed $50,000 New 326-char remark
16. 2024-03-21
    historical
17. 2024-01-31
    listed $75,000 New
18. 2023-02-07
    historical

    Show marketing remark (126 chars)

    Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

19. 2023-02-02
    soldstatus
20. 2023-02-02
    soldstatus
21. 2023-02-01
    soldstatus Sold

    Show marketing remark (126 chars)

    Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

22. 2023-01-15
    status Pending

    Show marketing remark (126 chars)

    Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

23. 2023-01-08
    historical Active Option

    Show marketing remark (126 chars)

    Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

24. 2022-12-23
    listed $49,500 New

    Show marketing remark (126 chars)

    Excellent location southwest of the river walk, massive revitalization in the neighborhood, needs work, extra large back yard.

25. 2019-04-01
    soldstatus
26. 2018-08-01
    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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 · 20 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: $13,030
• − Mortgage interest: −$2,801
• − Property taxes: −$1,522
• − Insurance: −$250
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$1,455
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,195/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 30,857
• Household income: $55,436
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 729.0

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 30% White 5% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 76%
• Foreign-born: 18% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▼ -0.45%
• Current HPI: 241.1709
• Rent YoY: —
• 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

+1.0% since first listed

12 events — show timeline

• 2026-04-29 Listed $50,000 LERA
• 2024-03-21 Listing Removed — LERA
• 2024-01-31 Listed $75,000 LERA
• 2023-02-07 Listing Removed — LERA
• 2023-02-02 Sold (Public Records) — Public Records
• 2023-02-02 Sold (Public Records) — Public Records
• 2023-02-01 Sold (MLS) — LERA
• 2023-01-15 Pending — LERA
• 2023-01-08 Contingent — LERA
• 2022-12-23 Listed $49,500 LERA
• 2019-04-01 Sold (Public Records) — Public Records
• 2018-08-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,522 · -0.4% YoY. Source: county tax records.