1309 Nolan · San Antonio, TX 78202

$195,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 329 Days on market

Built 1930 7,013 sqft lot $152/sqft · 43% below area Est $344k · 43% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

Key facts

• Ample cabinetry
• Side exterior door
• Bonus room

Tags

• LARGE SHADED BACKYARD
• HUGE PECAN TREE
• BONUS ROOM
• SEPARATE ENTRY
• SIDE EXTERIOR DOOR
• AMPLE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (12.9% below list).
• Recommended offer: $170k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 fast (+8.2%/yr); 196 active listings in the ZIP; 40 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).
• This rent runs 43% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 329 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14082% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,935 (12.9% 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 329 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. 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: 0.87% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (median comp): $344,370
• List price: $195,000
• Delta: -43.37%
• 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
110 Saint John	0.14mi	3/2.0	1,352 (+6%)	6mo	$179,000	$132	79
1048 Gibbs	0.52mi	3/2.0	1,280 (0%)	1mo	$249,000	$195	75
1019 Nolan	0.24mi	3/1.0	1,184 (-8%)	2mo	$210,000	$177	70
919 Saint James	0.23mi	2/2.0 (-1)	1,390 (+9%)	2mo	$245,000	$176	68
1719 Dawson St	0.41mi	3/2.0	1,210 (-6%)	4mo	$210,000	$174	68
823 N Palmetto	0.18mi	3/2.0	1,462 (+14%)	1mo	$265,000	$181	67
403 N Palmetto	0.29mi	3/2.0	1,443 (+13%)	2mo	$375,000	$260	63
826 N Pine St	0.40mi	2/1.5 (-1)	1,368 (+7%)	5mo	$250,000	$183	59
115 Sharer	0.73mi	3/2.0	1,245 (-3%)	4mo	$316,000	$254	58
1015 Rogers	0.31mi	4/1.0 (+1)	1,136 (-11%)	3mo	$76,019	$67	55
910 Potomac	0.68mi	3/2.0	1,390 (+9%)	2mo	$130,000	$94	52
132 Sharer	0.69mi	3/1.0	1,098 (-14%)	4mo	$120,000	$109	37

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.95×
• Total profit: $106,654
• Equity at exit: $175,671

10-year hold

• IRR: 22.7%
• Equity multiple: 7.29×
• Total profit: $343,328
• Equity at exit: $378,842

Cash invested: $54,600 (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 78202

• Home prices YoY: 27.0%
• Rents YoY: 8.2%
• Active inventory: 196
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$374 /mo · $4,490/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-136

Break-even live

Break-even rent $1,871

Max offer price $171,051

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Saint Charles San Antonio, TX	3.0	2.0	1680	$2,050	$1.22	10d	1	0.08mi
1225 Burnet St Unit 101 San Antonio, TX	3.0	2.0	1218	$1,850	$1.52	43d	1	0.09mi
103 Saint Charles Unit NA San Antonio, TX	2.0	2.0	995	$1,300	$1.31	43d	1	0.11mi
118 Canadian St San Antonio, TX	3.0	2.0	1232	$2,300	$1.87	43d	1	0.12mi
103 Saint John San Antonio, TX	2.0	1.0	943	$1,245	$1.32	43d	1	0.14mi
1223 Hays St San Antonio, TX	3.0	2.5	1810	$2,495	$1.38	23d	1	0.18mi
1615 Nolan St Unit A San Antonio, TX	2.0	1.0	1066	$1,400	$1.31	10d	1	0.21mi
155 Canton San Antonio, TX	2.0	2.0	1078	$1,250	$1.16	23d	1	0.25mi
1412 Hays St San Antonio, TX	3.0	1.0	1250	$1,495	$1.20	23d	1	0.25mi
511 N Monumental San Antonio, TX	2.0	2.0	1206	$1,595	$1.32	4d	1	0.30mi
1102 Burleson San Antonio, TX	3.0	2.0	1400	$2,500	$1.79	23d	1	0.31mi
631 Potomac San Antonio, TX	3.0	2.5	1844	$1,797	$0.97	23d	1	0.34mi
1323 Lamar St #1 San Antonio, TX	2.0	1.0	900	$999	$1.11	43d	1	0.34mi
620 Potomac San Antonio, TX	2.0	1.0	900	$1,050	$1.17	21d	1	0.36mi
821 Burleson San Antonio, TX	2.0	2.5	1456	$1,629	$1.12	43d	1	0.41mi
418 Lockhart St Unit 1 San Antonio, TX	4.0	2.0	1479	$1,590	$1.08	43d	1	0.42mi
418 Lockhart San Antonio, TX	4.0	2.0	1479	$1,799	$1.22	21d	1	0.42mi
2332 E Houston St San Antonio, TX	3.0	2.0	1652	$1,550	$0.94	23d	1	0.44mi
1414 Burleson San Antonio, TX	4.0	2.0	1769	$2,000	$1.13	43d	1	0.45mi
452 Gulf San Antonio, TX	3.0	1.0	1244	$1,899	$1.53	21d	1	0.46mi
723 Paso Hondo San Antonio, TX	3.0	1.0	1224	$1,500	$1.23	43d	1	0.46mi
1723 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,800	$0.99	23d	1	0.47mi
1104 N Gevers St San Antonio, TX	3.0	2.5	1276	$1,725	$1.35	43d	1	0.47mi
1727 E Crockett St San Antonio, TX	3.0	3.0	1819	$1,725	$0.95	19d	1	0.47mi
323 Gabriel San Antonio, TX	3.0	2.0	1400	$1,950	$1.39	21d	1	0.49mi
323 Gabriel Unit 1 101 San Antonio, TX	3.0	2.5	1400	$1,950	$1.39	23d	1	0.49mi
323 Gabriel San Antonio, TX	2.0	2.0	1000	$1,375	$1.38	23d	1	0.49mi
323 Gabriel Unit 1 201 San Antonio, TX	2.0	2.5	1000	$1,375	$1.38	43d	1	0.49mi
1018 N Olive St San Antonio, TX	3.0	2.0	1600	$1,495	$0.93	43d	1	0.51mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	14d	1	0.52mi
1101 Gibbs San Antonio, TX	3.0	1.0	1100	$1,345	$1.22	23d	1	0.52mi
1111 Gibbs San Antonio, TX	3.0	2.0	1476	$1,595	$1.08	23d	1	0.53mi
817 Potomac San Antonio, TX	3.0	2.5	1508	$1,795	$1.19	23d	1	0.58mi
607 Gulf San Antonio, TX	3.0	2.0	1482	$1,395	$0.94	23d	1	0.60mi
603 N Mesquite St San Antonio, TX	3.0	2.5	1333	$1,750	$1.31	23d	1	0.67mi
431 N Mesquite St San Antonio, TX	3.0	2.0	1220	$1,750	$1.43	14d	1	0.68mi
1223 N Walters St Unit 710 San Antonio, TX	2.0	2.0	970	$1,047	$1.08	2d	1	0.69mi
811 Montana St Unit 1301 San Antonio, TX	2.0	2.0	1240	$1,800	$1.45	43d	1	0.70mi
210 Piedmont Ave Unit 101 San Antonio, TX	2.0	2.5	1050	$1,395	$1.33	43d	1	0.71mi
639 Canton San Antonio, TX	2.0	1.0	1008	$1,295	$1.28	43d	1	0.71mi

Listing history 12 events

1. 2026-06-04
   days on market $195,000 Active 329 DOM
2. 2026-06-03
   days on market $195,000 Active 328 DOM
3. 2026-06-02
   days on market $195,000 Active 327 DOM
4. 2026-06-01
   days on market $195,000 Active 326 DOM
5. 2026-05-31
   days on market $195,000 Active 325 DOM
6. 2026-03-13
   listed $1,375
7. 2026-02-20
   price $195,000 710-char remark

   Show marketing remark (710 chars)

   Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

8. 2025-10-02
   price $215,000 710-char remark

   Show marketing remark (710 chars)

   Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

9. 2025-10-01
   status Back on Market 710-char remark

   Show marketing remark (710 chars)

   Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

10. 2025-08-19
    historical Active Option 710-char remark

    Show marketing remark (710 chars)

    Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

11. 2025-07-10
    listed $195,000 New 710-char remark

    Show marketing remark (710 chars)

    Cute house close to downtown! Much larger than it appears, this charming house has big rooms and high ceilings. Large shaded backyard with a huge pecan tree. 2 bedrooms, 2 bathrooms with a bonus room with separate entry. This front bonus room would make a great office or private living area with it's side exterior door. Huge kitchen with ample cabinetry and a new quartz countertop, sink & faucet. Classic clawfoot bathtub in the hall bath. This home has lots of charm. The home is a short walk from Dignowity & Lockwood Parks, HEB & other shops. A 30-year dimensional roof was added last year. New foundation renovation, new air conditioning units, and electrical updates September/October 2025!

12. 2013-10-07
    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: $4,490 · $374/mo
• Projected year-2 tax: $4,490 · $374/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 · 21 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: $20,392
• − Mortgage interest: −$10,923
• − Property taxes: −$4,490
• − Insurance: −$975
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,673
• Taxable loss: −$4,932
• Est. tax savings @ 24.0%: +$1,184
• After-tax cash flow: $-443/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): 10,224
• Household income: $47,478
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 543.0

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 (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 28% White 17% Black 16% Native American 1%
• Hispanic origin (detail): Mexican 57% Puerto Rican 1% Cuban 1%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 59% English-only · Spanish 41%

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: ▲ 53.82%
• Current HPI: 253.3196
• Rent YoY: ▲ 8.20%
• 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

-99.3% since first listed

7 events — show timeline

• 2026-03-13 Listed for Rent $1,375 SABOR
• 2026-02-20 Price Changed $195,000 LERA
• 2025-10-02 Price Changed $215,000 LERA
• 2025-10-01 Relisted — LERA
• 2025-08-19 Contingent — LERA
• 2025-07-10 Listed $195,000 LERA
• 2013-10-07 Sold (Public Records) — Public Records

Property tax history

+9.9%/yr

Latest (2025): $4,490 · -5.6% YoY. Source: county tax records.