112 Bargas · San Antonio, TX 78210

$89,998

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 29 Days on market

Built 1950 7,492 sqft lot Est $160k · 44% under ↓ 30% 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 +26.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +9.0/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Investor Opportunity!!!! This 3-bedroom, 2-bath property is full of potential for the right buyer or savvy investor. Whether you're looking for your next rental property, a renovation project, or a place to make your own, this home offers endless possibilities. Conveniently located near downtown and major highways, and neighboring lot available for purchase (MLS# 1968329), it creates the potential for expanded property ownership or investment opportunities. With continued growth in the surrounding area, this is a great chance to invest in the future of San Antonio!

Key facts

• 7,492 sq ft lot
• Built 1950
• Listed 29 days

Property features AI

Finance

• Financial info: Down payment resources not available
• HOA & community: Located in DENVER HEIGHTS EAST OF NEW BRA subdivision

Exterior

• Utilities: Water system
• Home design: Pre-owned residence; Approximate age 76 years
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Eat-in kitchen (11 x 11)
• Bedrooms: Master bedroom 10 x 10 (lower level); Second bedroom 10 x 10
• Flooring: Carpeting; Ceramic tile; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (5 x 7)
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Living and dining room combined; Eat-in kitchen; All bedrooms on lower level; Laundry room; One living area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 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: Smith El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 254 students, 97% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• 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 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

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 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 3.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,648 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2006 Virginia	0.17mi	3/1.0 (+1)	1,098 (+8%)	3mo	$169,000	$154	70
621 Porter St	0.55mi	3/2.0 (+1)	1,002 (-1%)	0mo	$99,900	$100	63
722 S Mittman	0.29mi	3/1.0 (+1)	936 (-8%)	12mo	$89,000	$95	59
1207 Denver	0.43mi	3/1.0 (+1)	1,051 (+4%)	14mo	$89,900	$86	57
211 Rivertree	0.21mi	3/2.0 (+1)	1,074 (+6%)	16mo	$129,900	$121	57
306 Cooper St	0.54mi	3/2.0 (+1)	1,008 (-0%)	12mo	$220,000	$218	55
115 Robeson	0.50mi	3/1.5 (+1)	928 (-8%)	3mo	$149,000	$161	53
1219 E Drexel Ave	0.66mi	2/1.0	918 (-9%)	1mo	$145,000	$158	53
515 South Grimes	0.32mi	3/2.0 (+1)	1,155 (+14%)	3mo	$239,000	$207	50
1606 Walters	0.48mi	3/2.0 (+1)	1,136 (+12%)	6mo	$170,000	$150	43
338 J St	0.58mi	2/2.0	903 (-11%)	11mo	$190,000	$210	42
411 S Gevers	0.58mi	3/2.0 (+1)	1,147 (+13%)	2mo	$210,000	$183	40

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-1,830
• Equity at exit: $13,419

10-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $8,614
• Equity at exit: $7,781

Cash invested: $25,199 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$472
• Tax from tax record: −$274 /mo · $3,283/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $237

Break-even live

Break-even rent $991

Max offer price $89,998

Occupancy floor 77%

Sensitivity live

Price	-10% $288	-5% $262	+0% $237	+5% $212	+10% $186
Rent	-10% $135	-5% $186	+0% $237	+5% $288	+10% $339
Rate	-1.0pp $282	-0.5pp $260	base $237	+0.5pp $214	+1.0pp $190

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Clark Ave San Antonio, TX	2.0	1.0	756	$1,295	$1.71	18d	1	0.06mi
125 Magendie St San Antonio, TX	2.0	2.0	820	$1,323	$1.61	5d	1	0.10mi
342 Vine St San Antonio, TX	2.0	1.0	768	$995	$1.30	24d	1	0.19mi
342 Vine St Unit B San Antonio, TX	2.0	1.0	768	$875	$1.14	44d	1	0.19mi
1431 Aransas Ave San Antonio, TX	3.0	1.0	1108	$1,195	$1.08	15d	1	0.19mi
322 Vine St #102 San Antonio, TX	3.0	2.5	1401	$1,400	$1.00	24d	1	0.23mi
318 Ferguson Ave Unit 1 San Antonio, TX	3.0	2.0	1450	$1,550	$1.07	5d	1	0.27mi
512 Cooper St San Antonio, TX	2.0	1.0	1116	$1,295	$1.16	24d	1	0.28mi
139 San Salvador Ave Unit 103 San Antonio, TX	2.0	2.5	1245	$1,490	$1.20	15d	1	0.28mi
143 Ranger Unit 101 San Antonio, TX	3.0	2.0	876	$1,099	$1.25	2d	1	0.34mi
1518 S Walters St Unit 102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	5d	1	0.42mi
1303 Essex St #102 San Antonio, TX	3.0	2.5	1180	$1,400	$1.19	24d	1	0.44mi
147 Vine St San Antonio, TX	3.0	3.0	1438	$1,700	$1.18	24d	1	0.44mi
314 Maryland St Unit 102 San Antonio, TX	2.0	2.5	1055	$1,295	$1.23	44d	1	0.46mi
227 S Grimes St Unit 202 San Antonio, TX	3.0	2.5	1089	$1,550	$1.42	44d	1	0.51mi
618 Porter St San Antonio, TX	1.0	1.0	1360	$895	$0.66	5d	1	0.57mi
123 Dilworth St San Antonio, TX	3.0	2.0	1384	$1,900	$1.37	44d	1	0.64mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.64mi
113 Dilworth St San Antonio, TX	3.0	3.0	1383	$1,850	$1.34	24d	1	0.66mi
1005 Essex St Unit 101 San Antonio, TX	2.0	2.0	800	$1,425	$1.78	2d	1	0.66mi
1005 Essex St Unit 202 San Antonio, TX	2.0	2.0	800	$1,450	$1.81	44d	1	0.66mi
521 S Polaris St San Antonio, TX	3.0	1.0	1200	$1,249	$1.04	5d	1	0.66mi
610 Belmont San Antonio, TX	2.0	1.0	1050	$1,195	$1.14	44d	1	0.70mi
918 Hampton St Unit 1 San Antonio, TX	3.0	1.0	912	$975	$1.07	44d	1	0.71mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	0.73mi
1303 Rigsby Ave Unit 610 San Antonio, TX	1.0	1.0	750	$984	$1.31	3d	1	0.73mi
926 E Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	850	$975	$1.15	24d	1	0.75mi
311 Spriggsdale Ave Unit 710 San Antonio, TX	2.0	2.0	890	$981	$1.10	3d	1	0.77mi
311 Spriggsdale Ave Unit 610 San Antonio, TX	1.0	1.0	745	$892	$1.20	3d	1	0.77mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,275	$0.89	22d	1	0.78mi
154 Ferris Ave San Antonio, TX	3.0	2.0	1438	$1,499	$1.04	44d	1	0.78mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.79mi
1435 Gibbs San Antonio, TX	3.0	1.0	975	$1,435	$1.47	24d	1	0.82mi
136 Nelson Ave San Antonio, TX	3.0	1.0	1092	$1,316	$1.21	44d	1	0.83mi
241 Delmar St San Antonio, TX	2.0	1.0	758	$1,120	$1.48	24d	1	0.85mi
730 Aransas Ave Unit 3 San Antonio, TX	2.0	1.0	800	$975	$1.22	44d	1	0.86mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	44d	1	0.86mi
215 Edna Ave San Antonio, TX	2.0	1.0	968	$1,260	$1.30	44d	1	0.88mi
3030 Martin Luther King Dr San Antonio, TX	3.0	1.0	938	$1,295	$1.38	24d	1	0.90mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	44d	1	0.94mi

Listing history 20 events

1. 2026-06-18
   days on market $89,998 Active 29 DOM
2. 2026-06-17
   days on market $89,998 Active 28 DOM
3. 2026-06-16
   days on market $89,998 Active 27 DOM
4. 2026-06-15
   days on market $89,998 Active 26 DOM
5. 2026-06-13
   days on market $89,998 Active 24 DOM
6. 2026-06-09
   days on market $89,998 Active 20 DOM
7. 2026-06-08
   days on market $89,998 Active 19 DOM
8. 2026-06-07
   days on market $89,998 Active 18 DOM
9. 2026-06-04
   days on market $89,998 Active 15 DOM
10. 2026-06-03
    days on market $89,998 Active 14 DOM
11. 2026-06-02
    days on market $89,998 Active 13 DOM
12. 2026-06-01
    days on market $89,998 Active 12 DOM
13. 2026-05-31
    statusdays on market $89,998 Active 11 DOM
14. 2026-05-20
    listed $89,998 New
15. 2026-03-31
    historical
16. 2026-03-22
    historical Active Option
17. 2025-09-10
    listed $98,500 New
18. 2025-08-31
    historical
19. 2025-03-08
    listed $129,000 New
20. 2003-01-29
    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: $3,283 · $274/mo
• Projected year-2 tax: $3,283 · $274/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 5 d/yr ≥108°F today · 16 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: $15,494
• − Mortgage interest: −$5,041
• − Property taxes: −$3,283
• − Insurance: −$450
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,618
• Taxable income: $1,623
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,455/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

-30.2% since first listed

7 events — show timeline

• 2026-05-20 Listed $89,998 LERA
• 2026-03-31 Listing Removed — LERA
• 2026-03-22 Contingent — LERA
• 2025-09-10 Listed $98,500 LERA
• 2025-08-31 Listing Removed — LERA
• 2025-03-08 Listed $129,000 LERA
• 2003-01-29 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,283 · +0.0% YoY. Source: county tax records.