139 Paul St · San Antonio, TX 78203

$73,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 36 Days on market

Built 1936 4,660 sqft lot $105/sqft · 50% below area Est $145k · 50% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.7/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Investor special opportunity in the heart of San Antonio! This property sustained fire damage and is being sold as-is, presenting a unique opportunity for redevelopment, reconstruction, or a complete renovation. Conveniently located near downtown, major highways, shopping, dining, and schools, this property offers strong upside potential for investors, builders, or buyers seeking their next project. Buyer to independently verify all property details, condition, restrictions, and measurements. ~~The seller will not make any repairs, and the property is being sold as-is. ~~To help visualize the home's possibilities and showcase its potential, some listing photos include virtual staging and fu

Key facts

• Complete renovation
• 4,660 sq ft lot
• Garage

Tags

• REDEVELOPMENT OPPORTUNITY
• COMPLETE RENOVATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: City water and sewer
• Home design: South-facing; Pre-owned single-family property
• Construction: Approximately 90 years old; Aluminum exterior; Composition roof
• Exterior features: Privacy fence; Chain link fence; Screened porch

Interior

• Kitchen: Eat-in kitchen (10 x 10)
• Bedrooms: Master bedroom on lower level (12 x 11); Second bedroom (11 x 10)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Electric panel heating
• Interior features: One living area; Eat-in kitchen; All window coverings remain

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: Herff El (math 16% / reading 25%, grade F, #3,515 of 4,322 statewide, top 82%, 277 students, 97% FRL); Brackenridge H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 1,568 students, 88% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 99 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); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($36k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($505 loan paydown + $975 appreciation (1.3% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 8.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.62% ✓
• Cap rate: 13.40%
• Cash-on-cash: 25.40%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $145,355
• List price: $73,000
• Delta: -49.78%
• 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
228 Spruce	0.18mi	2/1.0	708 (+2%)	9mo	$149,000	$210	82
620 S Mesquite St	0.37mi	2/1.0	696 (0%)	18mo	$239,000	$343	68
151 Canton	0.69mi	2/1.0	744 (+7%)	2mo	$130,000	$175	54
719 S Olive	0.35mi	1/1.0 (-1)	800 (+15%)	2mo	$89,800	$112	52
1038 Paso Hondo	0.67mi	2/1.0	720 (+3%)	13mo	$80,000	$111	52
121 Boston	0.65mi	2/1.0	752 (+8%)	7mo	$89,000	$118	51
1230 Florida St	0.58mi	2/1.0	768 (+10%)	7mo	$104,900	$137	50
509 Dakota St	0.34mi	2/1.0	792 (+14%)	22mo	$159,500	$201	43
1530 E Crockett St	0.69mi	2/1.0	616 (-12%)	8mo	$145,000	$235	42

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

Projected returns pro-forma

1.34% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.78×
• Total profit: $36,410
• Equity at exit: $26,204

10-year hold

• IRR: 37.3%
• Equity multiple: 6.43×
• Total profit: $111,001
• Equity at exit: $35,837

Cash invested: $20,440 (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 78203

• Home prices YoY: 0.5%
• Rents YoY: 10.9%
• Active inventory: 99
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $433

Break-even live

Break-even rent $639

Max offer price $73,000

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	44d	1	0.12mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,300	$1.76	24d	1	0.29mi
325 S Hackberry St San Antonio, TX	2.0	1.0	621	$1,200	$1.93	12d	1	0.32mi
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	44d	1	0.34mi
113 S Olive St San Antonio, TX	1.0	1.0	444	$695	$1.57	24d	1	0.36mi
111 S Olive St San Antonio, TX	1.0	1.0	481	$749	$1.56	44d	1	0.37mi
111 S Olive St Unit A San Antonio, TX	1.0	1.0	481	$730	$1.52	44d	1	0.37mi
121 Douglas Way St San Antonio, TX	1.0	1.0	400	$825	$2.06	44d	1	0.40mi
2023 Beaver Ln San Antonio, TX	1.0	1.0	600	$960	$1.60	44d	1	0.63mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	44d	1	0.65mi
726 Denver Blvd Unit 3 San Antonio, TX	1.0	1.0	525	$865	$1.65	44d	1	0.77mi
239 Center St San Antonio, TX	2.0	1.0–2.0	842	$1,750	$2.08	2d	18	0.78mi
401 Santos St San Antonio, TX	1.0–2.0	1.0–2.0	927	$1,478	$1.59	4d	12	0.79mi
407 Santos St San Antonio, TX	1.0	1.0	684	$998	$1.46	44d	1	0.81mi
203 Gorman San Antonio, TX	1.0	1.0	578	$745	$1.29	44d	1	0.83mi
300 Labor St San Antonio, TX	1.0–2.0	1.0–2.0	829	$1,390	$1.68	2d	15	0.83mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.85mi
110 Labor St Unit 610 San Antonio, TX	1.0	1.0	621	$1,281	$2.06	3d	1	0.87mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.89mi
616 Porter St Unit 618-p San Antonio, TX	1.0	1.0	680	$895	$1.32	4d	1	0.91mi
318 Ferguson Ave Unit 2 San Antonio, TX	1.0	1.0	420	$700	$1.67	22d	1	0.97mi
1619 Nolan St Unit B San Antonio, TX	2.0	1.0	600	$1,050	$1.75	24d	1	1.00mi
1716 S Olive St Unit 3 San Antonio, TX	1.0	1.0	590	$775	$1.31	44d	1	1.05mi
203 Devine St Unit 1 San Antonio, TX	2.0	1.0	665	$1,250	$1.88	24d	1	1.05mi
203 Devine St Unit 2 San Antonio, TX	1.0	1.0	613	$975	$1.59	24d	1	1.05mi
526 Cooper St Unit B San Antonio, TX	1.0	1.0	600	$895	$1.49	44d	1	1.07mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$895	$2.07	44d	1	1.10mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$870	$2.01	20d	1	1.10mi
623 Hemisfair Blvd San Antonio, TX	1.0	1.0	512	$1,368	$2.67	2d	8	1.11mi
118 Callaghan Ave Unit A San Antonio, TX	1.0	1.0	635	$1,625	$2.56	44d	1	1.12mi
647 Hammond Ave Unit 101 San Antonio, TX	2.0	1.0	660	$1,040	$1.58	24d	1	1.15mi
647 Hammond Ave San Antonio, TX	2.0	1.0	660	$1,040	$1.58	18d	1	1.15mi
1326 S Saint Mary's St Apt 6 San Antonio, TX	1.0	1.0	720	$998	$1.39	22d	1	1.16mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	1.18mi
924 Saint James San Antonio, TX	1.0	1.0	400	$725	$1.81	44d	1	1.18mi
601 S Alamo St Unit 203 San Antonio, TX	1.0	1.0	708	$1,140	$1.61	12d	1	1.18mi
114 Jacobs St Unit 201 San Antonio, TX	1.0	1.0	700	$1,350	$1.93	4d	1	1.20mi
333 E Market St San Antonio, TX	1.0	1.0	690	$985	$1.43	24d	1	1.23mi
1810 Burnet St San Antonio, TX	2.0	1.0	620	$1,045	$1.69	15d	1	1.24mi
506 W Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	740	$795	$1.07	24d	1	1.24mi

Listing history 19 events

1. 2026-06-18
   days on market $73,000 Active 36 DOM
2. 2026-06-17
   days on market $73,000 Active 35 DOM
3. 2026-06-16
   days on market $73,000 Active 34 DOM
4. 2026-06-15
   days on market $73,000 Active 33 DOM
5. 2026-06-13
   days on market $73,000 Active 31 DOM
6. 2026-06-09
   days on market $73,000 Active 27 DOM
7. 2026-06-08
   days on market $73,000 Active 26 DOM
8. 2026-06-07
   days on market $73,000 Active 25 DOM
9. 2026-06-04
   days on market $73,000 Active 22 DOM
10. 2026-06-03
    days on market $73,000 Active 21 DOM
11. 2026-06-02
    days on market $73,000 Active 20 DOM
12. 2026-06-01
    days on market $73,000 Active 19 DOM
13. 2026-05-31
    days on market $73,000 Active 18 DOM
14. 2026-05-13
    listed $73,000 New 710-char remark
15. 2023-11-13
    soldstatus
16. 2023-11-02
    soldstatus
17. 2023-09-13
    soldstatus
18. 2018-07-20
    soldstatus
19. 2015-03-05
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,234
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,124
• Taxable income: $4,284
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,163/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): 5,200
• Household income: $35,536
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 470.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 37% Black 8% White 7% Native American 1%
• Hispanic origin (detail): Mexican 67% Puerto Rican 3%
• Common ancestry: Portuguese 2% Lithuanian 2%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 46%

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: ▲ 1.34%
• Current HPI: 257.4183
• Rent YoY: ▲ 10.86%
• 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

6 events — show timeline

• 2026-05-13 Listed $73,000 LERA
• 2023-11-13 Sold (Public Records) — Public Records
• 2023-11-02 Sold (Public Records) — Public Records
• 2023-09-13 Sold (Public Records) — Public Records
• 2018-07-20 Sold (Public Records) — Public Records
• 2015-03-05 Sold (Public Records) — Public Records

Property tax history

+15.5%/yr

Latest (2025): $3,898 · +0.0% YoY. Source: county tax records.