1932 E Highland Blvd · San Antonio, TX 78210-3720

$99,000

3 bd · 2.5 ba · 1,787 sqft · SingleFamily public records · 150 Days on market

Built 1952 8,755 sqft lot $55/sqft · 57% below area ↓ 29% 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
• Appreciation +5.0/10.0
• 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

CALLING ALL INVESTORS! Here is your chance to grab a value add opportunity in rapidly growing Highland Park. This 3 bedroom 2 bathroom home is positioned just minutes from downtown San Antonio, with skyline views you can enjoy right from the front porch. The layout and footprint offer a strong foundation for a profitable renovation, rental hold, or BRRR strategy, with upside in a neighborhood that continues to see reinvestment and demand. Bring your contractor and your vision. Unlock the potential, add modern finishes, and create instant equity in a location that attracts both tenants and end buyers thanks to quick access to downtown, major highways, dining, and entertainment. Opportunities like this in Highland Park do not last long. Schedule your showing and run your numbers today.

Key facts

• Skyline views
• Strong foundation
• 8,755 sq ft lot

Tags

• SKYLINE VIEWS
• STRONG FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 1 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of equity ($684 loan paydown + $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1952 — 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: 1.78% ✓
• Cap rate: 14.05%
• Cash-on-cash: 27.70%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (median comp): $228,000
• List price: $99,000
• Delta: -56.58%
• 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
1244 Rigsby Ave	0.32mi	2/2.0 (-1)	1,792 (+0%)	11mo	$156,990	$88	69
1219 Kayton Ave	0.36mi	3/2.0	1,664 (-7%)	4mo	$100,000	$60	66
1322 Rigsby Ave	0.25mi	3/2.0	1,598 (-11%)	4mo	$231,000	$145	66
1701 E Highland Blvd	0.27mi	3/2.0	1,940 (+9%)	7mo	$110,777	$57	65
1715 Amanda St	0.45mi	4/2.0 (+1)	1,780 (-0%)	14mo	$264,499	$149	60
1031 Avant Ave	0.58mi	3/3.0	1,672 (-6%)	9mo	$235,000	$141	53
434 Cosgrove	0.72mi	3/2.0	1,679 (-6%)	3mo	$225,000	$134	52
438 Cosgrove	0.71mi	3/2.0	1,746 (-2%)	12mo	$230,000	$132	51
543 Cosgrove	0.63mi	3/2.0	1,894 (+6%)	10mo	$299,900	$158	50
1502 Greer St	0.59mi	3/2.0	1,916 (+7%)	16mo	$330,000	$172	45
1305 Greer	0.71mi	3/2.0	1,892 (+6%)	17mo	$149,900	$79	41
3709 Skyridge Ave	0.75mi	3/2.0	1,926 (+8%)	14mo	$305,000	$158	38

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: 33.7%
• Equity multiple: 2.90×
• Total profit: $52,755
• Equity at exit: $44,515

10-year hold

• IRR: 33.9%
• Equity multiple: 5.72×
• Total profit: $130,789
• Equity at exit: $68,602

Cash invested: $27,720 (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 78210-3720

• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$519
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $640

Break-even live

Break-even rent $954

Max offer price $99,000

Occupancy floor 59%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2107 Schley Ave San Antonio, TX	3.0	2.5	1568	$2,200	$1.40	44d	1	0.29mi
1007 Avant Ave San Antonio, TX	3.0	2.0	1632	$3,200	$1.96	24d	1	0.61mi
534 Cosgrove St San Antonio, TX	3.0	2.0	1430	$1,875	$1.31	44d	1	0.63mi
1811 McKinley Ave San Antonio, TX	2.0	2.0	1248	$975	$0.78	3d	1	0.64mi
2018 E Drexel Ave San Antonio, TX	3.0	2.0	1268	$1,750	$1.38	24d	1	0.67mi
307 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.73mi
313 San Salvador Ave San Antonio, TX	4.0	2.5	1240	$1,395	$1.12	44d	1	0.74mi
215 San Salvador Ave Unit 101 San Antonio, TX	3.0	2.5	1783	$1,595	$0.89	4d	1	0.80mi
3815 Bremen Ave San Antonio, TX	3.0	2.0	1590	$1,495	$0.94	24d	1	0.82mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	15d	1	0.83mi
1627 Schley Ave San Antonio, TX	3.0	1.0	1408	$1,650	$1.17	24d	1	0.85mi
164 Day Rd San Antonio, TX	3.0	2.5	1250	$1,667	$1.33	24d	1	0.86mi
1050 Vanderbilt St San Antonio, TX	4.0	2.0	1508	$1,850	$1.23	24d	1	0.90mi
4015 Meeks Ave San Antonio, TX	3.0	2.0	1650	$1,675	$1.02	44d	1	0.91mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	1.04mi
636 Rigsby Ave San Antonio, TX	3.0	1.0	1327	$1,595	$1.20	44d	1	1.08mi
1444 McKinley Ave San Antonio, TX	3.0	2.0	1618	$2,500	$1.55	24d	1	1.08mi
242 Vine St San Antonio, TX	4.0	2.0	1250	$1,695	$1.36	44d	1	1.10mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	44d	1	1.14mi
414 Stanfield Ave San Antonio, TX	3.0	1.0	1250	$1,300	$1.04	44d	1	1.16mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	1.21mi
534 Rigsby Ave San Antonio, TX	3.0	2.0	1438	$1,950	$1.36	24d	1	1.22mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	4d	1	1.28mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,625	$0.93	44d	1	1.29mi
212 Cooper St Unit A San Antonio, TX	3.0	3.0	1750	$1,550	$0.89	24d	1	1.29mi
242 Glamis Ave San Antonio, TX	4.0	2.0	1464	$1,900	$1.30	11d	1	1.29mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	22d	1	1.30mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	44d	1	1.30mi
4515 Golf View Dr San Antonio, TX	3.0	2.5	1781	$1,799	$1.01	15d	1	1.31mi
454 Bailey Ave San Antonio, TX	3.0	2.0	1674	$1,495	$0.89	44d	1	1.31mi
113 Anderson Ave Unit 101 San Antonio, TX	3.0	2.5	1539	$1,700	$1.10	44d	1	1.34mi
343 Porter St #101 San Antonio, TX	3.0	2.5	1600	$2,100	$1.31	4d	1	1.37mi
2346 Dakota St Unit 1101 San Antonio, TX	2.0	1.0	1728	$1,250	$0.72	16d	1	1.41mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,450	$1.12	2d	1	1.45mi
627 Essex St San Antonio, TX	3.0	2.5	1402	$1,850	$1.32	24d	1	1.48mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	1.48mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	1.49mi

Listing history 10 events

1. 2026-06-02
   status $99,000 Pending 150 DOM
2. 2026-06-01
   days on market $99,000 Active 150 DOM
3. 2026-05-31
   days on market $99,000 Active 149 DOM
4. 2026-03-22
   price $99,000 797-char remark

   Show marketing remark (797 chars)

   CALLING ALL INVESTORS! Here is your chance to grab a value add opportunity in rapidly growing Highland Park. This 3 bedroom 2 bathroom home is positioned just minutes from downtown San Antonio, with skyline views you can enjoy right from the front porch. The layout and footprint offer a strong foundation for a profitable renovation, rental hold, or BRRR strategy, with upside in a neighborhood that continues to see reinvestment and demand. Bring your contractor and your vision. Unlock the potential, add modern finishes, and create instant equity in a location that attracts both tenants and end buyers thanks to quick access to downtown, major highways, dining, and entertainment. Opportunities like this in Highland Park do not last long. Schedule your showing and run your numbers today.

5. 2026-01-02
   listed $109,000 New 797-char remark

   Show marketing remark (797 chars)

   CALLING ALL INVESTORS! Here is your chance to grab a value add opportunity in rapidly growing Highland Park. This 3 bedroom 2 bathroom home is positioned just minutes from downtown San Antonio, with skyline views you can enjoy right from the front porch. The layout and footprint offer a strong foundation for a profitable renovation, rental hold, or BRRR strategy, with upside in a neighborhood that continues to see reinvestment and demand. Bring your contractor and your vision. Unlock the potential, add modern finishes, and create instant equity in a location that attracts both tenants and end buyers thanks to quick access to downtown, major highways, dining, and entertainment. Opportunities like this in Highland Park do not last long. Schedule your showing and run your numbers today.

6. 2025-12-20
   historical
7. 2025-02-03
   listed $139,900 New
8. 2003-09-25
   soldstatus
9. 1999-02-10
   soldstatus
10. 1998-07-31
    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: $2,315 · $193/mo
• Projected year-2 tax: $2,315 · $193/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 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,163
• − Mortgage interest: −$5,546
• − Property taxes: −$2,315
• − Insurance: −$495
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$2,880
• Taxable income: $6,542
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $6,109/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

-29.2% since first listed

7 events — show timeline

• 2026-03-22 Price Changed $99,000 LERA
• 2026-01-02 Listed $109,000 LERA
• 2025-12-20 Listing Removed — LERA
• 2025-02-03 Listed $139,900 LERA
• 2003-09-25 Sold (Public Records) — Public Records
• 1999-02-10 Sold (Public Records) — Public Records
• 1998-07-31 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,315 · -13.8% YoY. Source: county tax records.