4902 LA Barranca St · San Antonio, TX 78233

$130,000

3 bd · 2.0 ba · 2,210 sqft · SingleFamily public records · 1 Days on market

Built 1972 0.34 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors, this one is priced for the work and ready for your vision. Situated on a quiet cul-de-sac in a desirable neighborhood, this 3-bedroom, 2-bathroom home offers strong bones and serious upside for the buyer willing to put in the effort. The oversized bedroom is a standout feature that will resonate with future tenants or buyers, and the large lot provides excellent outdoor potential. The pool will need to either be filled in or fully redone - a blank slate for whoever takes this on. Inside, some ceiling repairs are needed where sections have come down, making this a true renovation opportunity with room to build in solid equity. This is the kind of project that rewards the experienc

Key facts

• Great neighborhood
• Quiet cul-de-sac
• Oversized bedroom

Tags

• QUIET CUL-DE-SAC
• OVERSIZED BEDROOM
• LARGE LOT
• POOL
• GREAT NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Voluntary HOA; Community includes pool, clubhouse, and park/playground

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: Pre-owned single-family home; 3-sided masonry exterior
• Construction: Approximately 54 years old; Slab foundation; Composition roof
• Exterior features: In-ground pool; Subdivision amenities: pool, clubhouse, park/playground

Interior

• Kitchen: Kitchen approximately 16 x 11
• Bedrooms: Master bedroom (split floorplan), approximately 16 x 13; Bedroom 2, approximately 22 x 15; Bedroom 3, approximately 13 x 14
• Flooring: Carpeting; Saltillo tile flooring
• Bathrooms: Two full bathrooms; Master bath with shower only, approximately 10 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Washer and dryer connections; Two living areas
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 11.4% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: El Dorado El (math 22% / reading 30%, grade F, #2,954 of 4,322 statewide, top 69%, 552 students, 83% FRL); Madison H S (math 26% / reading 49%, grade F, #888 of 1,632 statewide, top 55%, 2,850 students, 53% FRL) — zoned schools average 68% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 299 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $280,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4902 LA Barranca St	0.00mi	3/2.0	2,210 (0%)	0mo	$130,000	$59	100
4911 El Gusto	0.20mi	3/2.0	2,197 (-1%)	10mo	$270,000	$123	82
13026 Los Espanada	0.28mi	4/2.0 (+1)	2,242 (+1%)	4mo	$259,900	$116	76
5003 Cozumel	0.34mi	4/2.0 (+1)	2,092 (-5%)	9mo	$340,000	$163	63
5026 LA Haya St	0.37mi	3/2.0	1,949 (-12%)	1mo	$175,000	$90	62
13318 Los Indios St	0.70mi	3/2.0	2,132 (-4%)	1mo	$315,000	$148	61
13207 De La Vis	0.64mi	4/2.5 (+1)	2,176 (-2%)	1mo	$250,000	$115	60
5043 Hacienda Dr	0.58mi	4/2.0 (+1)	2,241 (+1%)	9mo	$284,900	$127	58
5202 Linda Colonia	0.48mi	4/2.0 (+1)	2,023 (-8%)	4mo	$345,000	$171	56
5302 La Pradero	0.52mi	4/2.0 (+1)	2,034 (-8%)	10mo	$330,000	$162	49
5302 Las Campanas	0.47mi	4/2.0 (+1)	1,924 (-13%)	8mo	$225,000	$117	45
13115 La Ventana St	0.45mi	4/2.0 (+1)	1,924 (-13%)	11mo	$255,000	$133	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.24×
• Total profit: $8,698
• Equity at exit: $19,383

10-year hold

• IRR: 12.9%
• Equity multiple: 1.88×
• Total profit: $32,118
• Equity at exit: $11,240

Cash invested: $36,400 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 299
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $551

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 65%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4910 El Presidio Dr San Antonio, TX	3.0	2.0	1600	$1,700	$1.06	24d	1	0.26mi
4915 Sierra Madre San Antonio, TX	3.0	2.0	1596	$1,495	$0.94	11d	1	0.27mi
12426 Magnifico St San Antonio, TX	3.0	2.0	1501	$2,000	$1.33	44d	1	0.33mi
12714 La Quinta San Antonio, TX	3.0	2.0	1626	$1,950	$1.20	24d	1	0.41mi
4707 Pebble Gln San Antonio, TX	4.0	2.5	2582	$2,450	$0.95	4d	1	0.80mi
5106 Sierra Vis San Antonio, TX	4.0	2.5	2111	$1,825	$0.86	44d	1	0.81mi
4911 Buckwheat St San Antonio, TX	3.0	2.0	1640	$1,759	$1.07	24d	1	0.85mi
4911 Buckwheat St San Antonio, TX	3.0	2.5	1640	$1,579	$0.96	2d	1	0.85mi
4907 Dare Ln San Antonio, TX	3.0	2.0	1614	$1,899	$1.18	22d	1	0.87mi
4918 Dare Ln San Antonio, TX	4.0	2.0	1620	$1,795	$1.11	11d	1	0.88mi
12617 Thistle Down San Antonio, TX	3.0	2.0	1621	$1,875	$1.16	15d	1	0.94mi
4606 Crested Land San Antonio, TX	3.0	2.0	1663	$1,700	$1.02	8d	1	1.01mi
4278 Putting Grn San Antonio, TX	2.0	2.0	1974	$2,995	$1.52	44d	1	1.06mi
11252 Center Point Rd San Antonio, TX	3.0	2.5	2613	$1,050	$0.40	24d	1	1.12mi
11252 Center Point Rd San Antonio, TX	3.0	2.5	2613	$1,350	$0.52	44d	1	1.12mi
4322 Vespero San Antonio, TX	3.0	2.0	1499	$1,600	$1.07	16d	1	1.13mi
4318 Windswept San Antonio, TX	3.0	2.0	1958	$1,995	$1.02	2d	1	1.14mi
12619 Woodbrace St San Antonio, TX	2.0	2.5	1843	$2,100	$1.14	18d	1	1.16mi
12315 Constitution St San Antonio, TX	3.0	2.0	1450	$1,675	$1.16	44d	1	1.29mi
4242 Bayliss St San Antonio, TX	3.0	2.0	1446	$1,725	$1.19	44d	1	1.33mi
12923 Parton Ln San Antonio, TX	3.0	2.0	1568	$1,600	$1.02	24d	1	1.40mi
14423 Devout San Antonio, TX	3.0	2.5	2042	$2,300	$1.13	8d	1	1.41mi
4522 Sherwood Way San Antonio, TX	3.0	2.0	1702	$1,925	$1.13	24d	1	1.43mi
5050 Ayrshire San Antonio, TX	2.0	2.0	1962	$1,495	$0.76	44d	1	1.47mi
4507 Sherwood Way San Antonio, TX	4.0	2.5	2301	$1,995	$0.87	3d	1	1.48mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-21
   listed $130,000 New
3. 2004-04-27
   soldstatus
4. 1980-07-01
   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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,021
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$3,782
• Taxable income: $4,834
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $5,456/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 1% Other Asian/Pacific 1%

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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

4 events — show timeline

• 2026-05-22 Pending — LERA
• 2026-05-21 Listed $130,000 LERA
• 2004-04-27 Sold (Public Records) — Public Records
• 1980-07-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,591 · +9.1% YoY. Source: county tax records.