531 Cooper · San Antonio, TX 78210

$60,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 127 Days on market

Built 1950 6,272 sqft lot $89/sqft · 52% below area ↓ 50% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

INVESTORS opportunity! Nestled in the vibrant heart of Denver Heights, just east of New Braunfels Avenue in San Antonio, this charming two-bedroom, one-full-bath home presents an incredible opportunity for savvy investors and those looking to create a lucrative Airbnb venture or flip. Situated with exceptional proximity to both the bustling downtown core and the major military base {Ft. Sam Houston} off Highway 35, this property boasts a location that is simply unbeatable for attracting a steady stream of visitors (airbnb) or long term tenants. Denver Heights is on the rise, experiencing exciting growth and development, so come be a part of it!

Key facts

• 6,272 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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: 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 (+1.1%/yr); 269 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $415 of loan paydown is wiped out by about $2k 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 + 1.1% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.75% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.50%
• DSCR: 2.13
• GRM: 4.8

CMA / ARV

• ARV (median comp): $126,169
• List price: $60,000
• Delta: -52.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Magendie St	0.18mi	2/1.0	660 (-2%)	17mo	$65,000	$98	74
339 Cooper St	0.25mi	2/1.0	665 (-1%)	20mo	$130,000	$195	70
1012 Porter St	0.22mi	2/1.0	690 (+3%)	23mo	$65,000	$94	66

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: 16.8%
• Equity multiple: 1.66×
• Total profit: $11,063
• Equity at exit: $8,946

10-year hold

• IRR: 23.8%
• Equity multiple: 2.86×
• Total profit: $31,213
• Equity at exit: $5,188

Cash invested: $16,800 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,052 high
• Mortgage (P&I): −$315
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $357

Break-even live

Break-even rent $600

Max offer price $60,000

Occupancy floor 61%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
526 Cooper St Unit B San Antonio, TX	1.0	1.0	600	$895	$1.49	44d	1	0.03mi
515 Clark Ave San Antonio, TX	3.0	2.0	528	$1,250	$2.37	24d	1	0.22mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$870	$2.01	20d	1	0.32mi
1121 Essex St Apt 3 San Antonio, TX	1.0	1.0	432	$895	$2.07	44d	1	0.32mi
318 Ferguson Ave Unit 2 San Antonio, TX	1.0	1.0	420	$700	$1.67	22d	1	0.32mi
616 Porter St Unit 618-p San Antonio, TX	1.0	1.0	680	$895	$1.32	4d	1	0.35mi
413 Nopal St Unit 102 San Antonio, TX	2.0	1.0	743	$1,450	$1.95	2d	1	0.42mi
1303 Rigsby Ave Unit 610 San Antonio, TX	1.0	1.0	750	$984	$1.31	3d	1	0.66mi
843 Rigsby Ave Unit 2 San Antonio, TX	1.0	1.0	600	$1,100	$1.83	24d	1	0.69mi
726 Denver Blvd Unit 3 San Antonio, TX	1.0	1.0	525	$865	$1.65	44d	1	0.71mi
647 Hammond Ave San Antonio, TX	2.0	1.0	660	$1,040	$1.58	18d	1	0.77mi
647 Hammond Ave Unit 101 San Antonio, TX	2.0	1.0	660	$1,040	$1.58	24d	1	0.77mi
308 Belmont San Antonio, TX	1.0	1.0	700	$850	$1.21	24d	1	0.86mi
1829 E Highland Blvd San Antonio, TX	2.0	1.0	640	$950	$1.48	44d	1	0.90mi
540 Kayton Ave San Antonio, TX	1.0	1.0	730	$950	$1.30	18d	1	0.99mi
540 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	730	$925	$1.27	18d	1	0.99mi
538 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	731	$925	$1.27	18d	1	0.99mi
538 Kayton Ave San Antonio, TX	1.0	1.0	735	$925	$1.26	16d	1	0.99mi
311 Spriggsdale Ave Unit 610 San Antonio, TX	1.0	1.0	745	$892	$1.20	3d	1	1.00mi
1506 Schley Ave San Antonio, TX	1.0	1.0	725	$850	$1.17	44d	1	1.12mi
710 Virginia Blvd San Antonio, TX	2.0	1.0	700	$1,100	$1.57	44d	1	1.12mi
1218 Wyoming St Unit 1 San Antonio, TX	1.0	1.0	744	$1,299	$1.75	44d	1	1.16mi
2023 Beaver Ln San Antonio, TX	1.0	1.0	600	$960	$1.60	44d	1	1.18mi
707 S Olive St Unit A San Antonio, TX	2.0	2.0	740	$1,300	$1.76	24d	1	1.18mi
622 Potomac St San Antonio, TX	1.0	1.0	700	$975	$1.39	44d	1	1.19mi
121 Douglas Way St San Antonio, TX	1.0	1.0	400	$825	$2.06	44d	1	1.20mi
380 Sterling St Unit 1 San Antonio, TX	2.0	1.0	642	$550	$0.86	24d	1	1.21mi
746 Gulf San Antonio, TX	2.0	1.0	744	$975	$1.31	15d	1	1.22mi
742 Gulf St Unit 746 San Antonio, TX	2.0	1.0	744	$975	$1.31	13d	1	1.23mi
1716 S Olive St Unit 3 San Antonio, TX	1.0	1.0	590	$775	$1.31	44d	1	1.25mi
146 Eross San Antonio, TX	2.0	1.0	696	$900	$1.29	16d	1	1.30mi
601 E Highland Blvd Unit B San Antonio, TX	1.0	1.0	425	$950	$2.24	24d	1	1.36mi
601 E Highland Blvd Unit B San Antonio, TX	1.0	1.0	425	$950	$2.24	44d	1	1.36mi
710 Poinsettia San Antonio, TX	2.0	1.0	708	$1,195	$1.69	44d	1	1.37mi
113 S Olive St San Antonio, TX	1.0	1.0	444	$695	$1.57	24d	1	1.39mi
325 S Hackberry St San Antonio, TX	2.0	1.0	621	$1,200	$1.93	13d	1	1.39mi
111 S Olive St San Antonio, TX	1.0	1.0	481	$749	$1.56	44d	1	1.40mi
111 S Olive St Unit A San Antonio, TX	1.0	1.0	481	$730	$1.52	44d	1	1.40mi
928 Poinsettia St San Antonio, TX	2.0	1.0	675	$990	$1.47	44d	1	1.40mi
934 Poinsettia San Antonio, TX	2.0	1.0	625	$995	$1.59	44d	1	1.40mi

Listing history 17 events

1. 2026-06-16
   status $60,000 Pending 127 DOM
2. 2026-06-15
   days on market $60,000 Active 127 DOM
3. 2026-06-13
   days on market $60,000 Active 125 DOM
4. 2026-06-09
   days on market $60,000 Active 121 DOM
5. 2026-06-08
   days on market $60,000 Active 120 DOM
6. 2026-06-07
   days on market $60,000 Active 119 DOM
7. 2026-06-04
   days on market $60,000 Active 116 DOM
8. 2026-06-03
   days on market $60,000 Active 115 DOM
9. 2026-06-02
   days on market $60,000 Active 114 DOM
10. 2026-06-01
    days on market $60,000 Active 113 DOM
11. 2026-05-31
    days on market $60,000 Active 112 DOM
12. 2026-03-19
    price $60,000 654-char remark

    Show marketing remark (654 chars)

    INVESTORS opportunity! Nestled in the vibrant heart of Denver Heights, just east of New Braunfels Avenue in San Antonio, this charming two-bedroom, one-full-bath home presents an incredible opportunity for savvy investors and those looking to create a lucrative Airbnb venture or flip. Situated with exceptional proximity to both the bustling downtown core and the major military base {Ft. Sam Houston} off Highway 35, this property boasts a location that is simply unbeatable for attracting a steady stream of visitors (airbnb) or long term tenants. Denver Heights is on the rise, experiencing exciting growth and development, so come be a part of it!

13. 2026-02-08
    listed $75,000 New 654-char remark

    Show marketing remark (654 chars)

    INVESTORS opportunity! Nestled in the vibrant heart of Denver Heights, just east of New Braunfels Avenue in San Antonio, this charming two-bedroom, one-full-bath home presents an incredible opportunity for savvy investors and those looking to create a lucrative Airbnb venture or flip. Situated with exceptional proximity to both the bustling downtown core and the major military base {Ft. Sam Houston} off Highway 35, this property boasts a location that is simply unbeatable for attracting a steady stream of visitors (airbnb) or long term tenants. Denver Heights is on the rise, experiencing exciting growth and development, so come be a part of it!

14. 2025-10-31
    historical
15. 2025-09-05
    price $105,000
16. 2025-04-28
    listed $120,000 New
17. 2014-03-24
    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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 · 20 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: $12,620
• − Mortgage interest: −$3,361
• − Property taxes: −$1,610
• − Insurance: −$300
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$1,745
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,424/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

-50.0% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $60,000 LERA
• 2026-02-08 Listed $75,000 LERA
• 2025-10-31 Listing Removed — LERA
• 2025-09-05 Price Changed $105,000 LERA
• 2025-04-28 Listed $120,000 LERA
• 2014-03-24 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,610 · +10.0% YoY. Source: county tax records.