830 Steves Ave · San Antonio, TX 78210

$145,000

2 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 95 Days on market

Built 1920 6,882 sqft lot $135/sqft · 30% below area Est $207k · 30% under ↓ 3% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1 story floor plan located in the center of town. Only 5 minutes from downtown.

Key facts

• 6,882 sq ft lot
• Built 1920
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-19 ($-228/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (4.0% below list).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+1.1%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $4k 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 95 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $131,950 (9.0% 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 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 8.7

CMA / ARV

• ARV (median comp): $207,017
• List price: $145,000
• Delta: -29.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Benita	0.25mi	2/2.0	1,181 (+10%)	2mo	$100,000	$85	66
215 Berkshire	0.51mi	2/2.0	1,128 (+5%)	3mo	$299,999	$266	61
134 Arlington Ct	0.40mi	2/2.0	1,162 (+8%)	4mo	$238,000	$205	60
434 Mcmullen St	0.45mi	2/1.0	1,128 (+5%)	22mo	$224,900	$199	52
727 Schley	0.55mi	3/1.0 (+1)	1,030 (-4%)	16mo	$199,900	$194	49
230 Glenwood	0.61mi	2/1.0	1,212 (+13%)	4mo	$225,000	$186	46
805 Theo Pkwy	0.52mi	3/1.0 (+1)	1,200 (+12%)	14mo	$260,000	$217	39
831 Mckinley	0.65mi	3/1.0 (+1)	1,150 (+7%)	19mo	$147,500	$128	37
124 Parkview	0.61mi	3/2.0 (+1)	960 (-10%)	14mo	$99,000	$103	34

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-27,265
• Equity at exit: $21,620

10-year hold

• IRR: -17.6%
• Equity multiple: 0.13×
• Total profit: $-35,394
• Equity at exit: $12,537

Cash invested: $40,600 (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 78210

• Rents YoY: 1.1%
• Active inventory: 269
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$760
• Tax from tax record: −$298 /mo · $3,580/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-19

Break-even live

Break-even rent $1,417

Max offer price $141,649

Occupancy floor 96%

Sensitivity live

Price	-10% $63	-5% $22	+0% $-19	+5% $-60	+10% $-101
Rent	-10% $-129	-5% $-74	+0% $-19	+5% $36	+10% $91
Rate	-1.0pp $54	-0.5pp $18	base $-19	+0.5pp $-57	+1.0pp $-95

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	3d	16	0.31mi
1019 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	800	$1,350	$1.69	5d	1	0.32mi
217 Castillo Ave Apt 3 San Antonio, TX	1.0	1.0	749	$1,000	$1.34	44d	1	0.34mi
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	4d	1	0.34mi
253 Felisa St San Antonio, TX	1.0	1.0	799	$1,213	$1.52	44d	1	0.36mi
506 W Drexel Ave San Antonio, TX	2.0	1.0	740	$750	$1.01	24d	1	0.63mi
506 W Drexel Ave San Antonio, TX	1.0	1.0	740	$795	$1.07	22d	1	0.63mi
506 W Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	740	$795	$1.07	24d	1	0.63mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	15d	1	0.66mi
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	4d	1	0.72mi
439 Dunning Ave San Antonio, TX	2.0	2.0	1050	$1,500	$1.43	5d	1	0.75mi
4115 S Presa St Unit 2 San Antonio, TX	1.0	1.0	700	$749	$1.07	15d	1	0.76mi
4115 S Presa St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	0.76mi
134 Ward Ave San Antonio, TX	2.0	1.0	1063	$1,150	$1.08	44d	1	0.81mi
142 Avant Ave #1 San Antonio, TX	3.0	1.0	1314	$1,495	$1.14	18d	1	0.82mi
142 Avant Ave Unit 3 San Antonio, TX	1.0	1.0	700	$950	$1.36	44d	1	0.83mi
1722 S Saint Marys St San Antonio, TX	1.0	1.0	880	$1,350	$1.53	15d	1	0.83mi
114 Jacobs St Unit 201 San Antonio, TX	1.0	1.0	700	$1,350	$1.93	5d	1	0.83mi
423 Blue Star Unit 710 San Antonio, TX	2.0	2.0	1209	$1,929	$1.60	3d	1	0.92mi
228 Lotus St Unit 201 San Antonio, TX	3.0	3.5	1500	$1,850	$1.23	3d	1	0.92mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	2.0	1500	$1,850	$1.23	13d	1	0.92mi
228 Lotus Ave Unit 101 San Antonio, TX	3.0	3.5	1500	$1,800	$1.20	5d	1	0.92mi
518 Topeka Blvd San Antonio, TX	3.0	2.0	1135	$1,375	$1.21	24d	1	0.94mi
122 Biering St #2 San Antonio, TX	2.0	1.0	1472	$1,100	$0.75	44d	1	0.95mi
1510 Steves Ave San Antonio, TX	3.0	2.0	1330	$1,800	$1.35	24d	1	0.96mi
327 Gem Ln San Antonio, TX	2.0	1.0	786	$1,600	$2.04	12d	1	0.97mi
1914 S Pine St San Antonio, TX	2.0	1.0	1025	$1,250	$1.22	44d	1	1.00mi
534 Chicago Blvd Unit NA San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	18d	1	1.00mi
534 Chicago Blvd San Antonio, TX	3.0	2.0	1250	$1,550	$1.24	20d	1	1.00mi
2450 Roosevelt Ave San Antonio, TX	1.0	1.0	645	$1,442	$2.23	44d	8	1.00mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	5d	1	1.01mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	20d	1	1.01mi
413 Probandt San Antonio, TX	2.0	1.0	996	$1,400	$1.41	20d	1	1.01mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	44d	1	1.01mi
331 Avant Ave San Antonio, TX	3.0	2.0	1200	$1,825	$1.52	24d	1	1.03mi
232 Regina St Unit 1 San Antonio, TX	2.0	1.0	1085	$1,399	$1.29	3d	1	1.07mi
415 Florida St San Antonio, TX	3.0	2.0	1333	$2,799	$2.10	21d	1	1.08mi
730 E Carolina St San Antonio, TX	1.0	1.0	1176	$700	$0.60	24d	1	1.12mi
614 Barbe St San Antonio, TX	2.0	2.0	1200	$1,500	$1.25	24d	1	1.12mi
531 Cedar St Unit 3 San Antonio, TX	1.0	1.0	713	$850	$1.19	44d	1	1.13mi

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 95 DOM
2. 2026-06-17
   days on market $145,000 Active 94 DOM
3. 2026-06-16
   days on market $145,000 Active 93 DOM
4. 2026-06-15
   days on market $145,000 Active 92 DOM
5. 2026-06-13
   days on market $145,000 Active 90 DOM
6. 2026-06-09
   days on market $145,000 Active 86 DOM
7. 2026-06-08
   days on market $145,000 Active 85 DOM
8. 2026-06-07
   days on market $145,000 Active 84 DOM
9. 2026-06-04
   days on market $145,000 Active 81 DOM
10. 2026-06-03
    days on market $145,000 Active 80 DOM
11. 2026-06-02
    days on market $145,000 Active 79 DOM
12. 2026-06-01
    days on market $145,000 Active 78 DOM
13. 2026-05-31
    days on market $145,000 Active 77 DOM
14. 2026-04-20
    price $145,000 85-char remark

    Show marketing remark (85 chars)

    Great 1 story floor plan located in the center of town. Only 5 minutes from downtown.

15. 2026-03-15
    listed $150,000 New 85-char remark

    Show marketing remark (85 chars)

    Great 1 story floor plan located in the center of town. Only 5 minutes from downtown.

16. 1994-06-01
    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: $3,580 · $298/mo
• Projected year-2 tax: $3,580 · $298/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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 8/10 Severe 80% 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: $16,711
• − Mortgage interest: −$8,122
• − Property taxes: −$3,580
• − Insurance: −$725
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,218
• Taxable loss: −$2,608
• Est. tax savings @ 24.0%: +$626
• After-tax cash flow: $398/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): 34,940
• Household income: $55,028
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1708.0

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 29% White 11% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -163.42%
• Current HPI: 286.299
• Rent YoY: ▲ 1.07%
• 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

-3.3% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $145,000 LERA
• 2026-03-15 Listed $150,000 LERA
• 1994-06-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,580 · +10.0% YoY. Source: county tax records.