2922 Buena Vista St · San Antonio, TX 78207

$115,000

3 bd · 2.0 ba · 2,239 sqft · SingleFamily public records · 81 Days on market

Built 1916 8,015 sqft lot $51/sqft · 42% below area Est $199k · 42% under ↓ 18% since listing

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Why this score? — see what drove the A- 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 +26.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +8.8/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Investor Special.*** Located on a prime corner lot, this property offers a strong opportunity for investors looking to add value. Whether your strategy is to renovate and flip or hold as a rental, the potential here is clear.*** The layout allows for flexibility in updates or expansion, making it a great option to maximize returns. Positioned in a growing area, this property is ideal for those looking to capitalize on location and future appreciation.*** Corner lot advantage.*** Great investment potential.*** Opportunity to add value.*** Ideal for flip or rental strategy.**

Key facts

• 8,015 sq ft lot
• 2 garage spots
• Built 1916

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• 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.
• Zoned schools: De Zavala El (math 17% / reading 19%, grade F, #3,785 of 4,322 statewide, top 88%, 418 students, 98% FRL); Tafolla Middle (math 6% / reading 16%, grade F, #1,634 of 1,662 statewide, top 99%, 697 students, 97% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 164 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 81 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.4% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1916 — 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. 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. 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.
8. 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.
9. 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: 1.40% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 6.0

CMA / ARV

• ARV (median comp): $198,816
• List price: $115,000
• Delta: -42.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.77×
• Total profit: $89,070
• Equity at exit: $103,601

10-year hold

• IRR: 31.8%
• Equity multiple: 9.32×
• Total profit: $267,803
• Equity at exit: $223,420

Cash invested: $32,200 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 164
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$603
• Tax from tax record: −$330 /mo · $3,958/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $287

Break-even live

Break-even rent $1,242

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $352	-5% $320	+0% $287	+5% $255	+10% $222
Rent	-10% $160	-5% $224	+0% $287	+5% $351	+10% $414
Rate	-1.0pp $345	-0.5pp $317	base $287	+0.5pp $257	+1.0pp $227

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	25d	1	0.14mi
143 Huntington St Unit 101 San Antonio, TX	3.0	2.5	2298	$1,550	$0.67	45d	1	0.35mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$1,900	$1.34	0d	1	0.38mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	45d	1	0.54mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	25d	1	0.61mi
2246 W Houston St San Antonio, TX	4.0	3.0	1654	$2,100	$1.27	12d	1	0.74mi
3314 Perez St Unit 101 San Antonio, TX	2.0	2.0	1943	$1,050	$0.54	23d	1	0.86mi
3314 Perez St #102 San Antonio, TX	2.0	1.0	1943	$850	$0.44	23d	1	0.86mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	5d	1	0.94mi
2323 Arbor Pl Unit 2 San Antonio, TX	2.0	1.0	2190	$750	$0.34	45d	1	0.99mi
2323 Arbor St Unit 3 San Antonio, TX	3.0	2.0	2190	$1,050	$0.48	45d	1	0.99mi
1615 N Navidad St Unit 101 San Antonio, TX	3.0	2.0	1804	$999	$0.55	6d	1	1.37mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	25d	1	1.49mi

Listing history 15 events

1. 2026-06-13
   days on market $115,000 Active 81 DOM
2. 2026-06-09
   days on market $115,000 Active 77 DOM
3. 2026-06-08
   days on market $115,000 Active 76 DOM
4. 2026-06-07
   days on market $115,000 Active 75 DOM
5. 2026-06-04
   days on market $115,000 Active 72 DOM
6. 2026-06-03
   days on market $115,000 Active 71 DOM
7. 2026-06-02
   days on market $115,000 Active 70 DOM
8. 2026-06-01
   days on market $115,000 Active 69 DOM
9. 2026-05-31
   days on market $115,000 Active 68 DOM
10. 2026-05-13
    price $115,000 586-char remark

    Show marketing remark (586 chars)

    Investor Special.*** Located on a prime corner lot, this property offers a strong opportunity for investors looking to add value. Whether your strategy is to renovate and flip or hold as a rental, the potential here is clear.*** The layout allows for flexibility in updates or expansion, making it a great option to maximize returns. Positioned in a growing area, this property is ideal for those looking to capitalize on location and future appreciation.*** Corner lot advantage.*** Great investment potential.*** Opportunity to add value.*** Ideal for flip or rental strategy.**

11. 2026-03-24
    listed $118,000 New 586-char remark

    Show marketing remark (586 chars)

    Investor Special.*** Located on a prime corner lot, this property offers a strong opportunity for investors looking to add value. Whether your strategy is to renovate and flip or hold as a rental, the potential here is clear.*** The layout allows for flexibility in updates or expansion, making it a great option to maximize returns. Positioned in a growing area, this property is ideal for those looking to capitalize on location and future appreciation.*** Corner lot advantage.*** Great investment potential.*** Opportunity to add value.*** Ideal for flip or rental strategy.**

12. 2025-09-25
    historical
13. 2025-08-13
    price $132,000
14. 2025-05-09
    price $135,000
15. 2025-04-07
    listed $140,000 New

ⓘ 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: $3,958 · $330/mo
• Projected year-2 tax: $3,958 · $330/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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $19,262
• − Mortgage interest: −$6,442
• − Property taxes: −$3,958
• − Insurance: −$575
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,345
• Taxable income: $1,860
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $3,001/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): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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 (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

-17.9% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $115,000 LERA
• 2026-03-24 Listed $118,000 LERA
• 2025-09-25 Listing Removed — LERA
• 2025-08-13 Price Changed $132,000 LERA
• 2025-05-09 Price Changed $135,000 LERA
• 2025-04-07 Listed $140,000 LERA

Property tax history

+6.0%/yr

Latest (2025): $3,958 · +10.0% YoY. Source: county tax records.