319 Mckay · San Antonio, TX 78204

$110,000

2 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 49 Days on market

Built 1935 6,272 sqft lot $75/sqft · 62% below area ↓ 12% 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 +27.6/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks

This property presents a prime opportunity for investors seeking their next renovation project. This home is ready for transformation with a solid layout. Three-bedroom and two full-bath! Surrounded by ongoing development and revitalization. Send me your offers.

Key facts

• 6,272 sq ft lot
• Built 1935
• Listed 49 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources not indicated
• HOA & community: Located in the Beanville subdivision

Exterior

• Parking: No parking details provided
• Utilities: Water service by SAWS; Sewer service by SAWS; Electric service by CPS; Gas service by CPS; City garbage service
• Home design: Pre-owned single-family property; Approximately 91 years old
• Construction: Siding exterior; Composition roof
• Exterior features: Covered patio; Patio slab; Chain link fence; Paved streets, sidewalks, and streetlights

Interior

• Kitchen: Eat-in kitchen (11 x 10)
• Bedrooms: Master bedroom (10 x 10) with full bath; Bedroom 2 (8 x 8); Bedroom 3 (8 x 8)
• Flooring: Other (see remarks)
• Bathrooms: Two full bathrooms; Master bath with tub/shower combination (7 x 7)
• Heating & cooling: Electric heating; Window air conditioner (1)
• Interior features: One living area; Eat-in kitchen; Washer and dryer connections
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Hillcrest El (math 8% / reading 12%, grade F, #4,259 of 4,322 statewide, top 99%, 354 students, 93% FRL); Burbank H S (math 9% / reading 20%, grade F, #1,522 of 1,632 statewide, top 94%, 1,319 students, 90% FRL, charter).
• Market conditions: Rents soft (-1.4%/yr); 94 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 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 3.9% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1935 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.83%
• DSCR: 1.57
• GRM: 5.5

CMA / ARV

• ARV (median comp): $287,130
• List price: $110,000
• Delta: -61.69%
• 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
250 Oelkers	0.24mi	3/2.0 (+1)	1,416 (-3%)	8mo	$224,900	$159	68
302 Regent	0.39mi	3/2.0 (+1)	1,471 (+0%)	13mo	$219,000	$149	61
559 W Highland Blvd	0.60mi	3/1.0 (+1)	1,409 (-4%)	1mo	$165,000	$117	60
118 Tipton	0.14mi	3/2.0 (+1)	1,256 (-14%)	2mo	$249,500	$199	60
335 Helena St	0.44mi	3/2.0 (+1)	1,404 (-4%)	7mo	$400,000	$285	58
212 W Baylor	0.52mi	3/2.0 (+1)	1,507 (+3%)	6mo	$298,900	$198	56
206 E Lambert	0.44mi	3/2.0 (+1)	1,344 (-8%)	4mo	$264,000	$196	54
147 E Baylor	0.36mi	2/2.0	1,680 (+15%)	2mo	$315,000	$188	53
519 W Mitchell	0.15mi	3/2.0 (+1)	1,259 (-14%)	11mo	$264,900	$210	52
124 E Baylor	0.39mi	3/2.0 (+1)	1,600 (+9%)	13mo	$259,900	$162	46
214 E Theo Ave	0.55mi	3/2.0 (+1)	1,350 (-8%)	13mo	$254,000	$188	42
341 Lone Star	0.59mi	3/2.0 (+1)	1,276 (-13%)	8mo	$305,000	$239	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 3.47×
• Total profit: $76,178
• Equity at exit: $99,097

10-year hold

• IRR: 26.6%
• Equity multiple: 7.48×
• Total profit: $199,451
• Equity at exit: $213,706

Cash invested: $30,800 (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 78204

• Home prices YoY: 6.4%
• Rents YoY: -1.4%
• Active inventory: 94
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$577
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $329

Break-even live

Break-even rent $1,243

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 W Mitchell St San Antonio, TX	1.0–2.0	1.0–2.0	788	$1,257	$1.59	3d	1	0.10mi
271 E Lambert St San Antonio, TX	3.0	1.0	950	$1,250	$1.32	20d	1	0.38mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	20d	1	0.49mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	43d	1	0.49mi
131 Elsie Unit 301 San Antonio, TX	2.0	1.0	950	$795	$0.84	4d	1	0.54mi
222 E Mitchell St San Antonio, TX	2.0	1.0–2.0	972	$1,825	$1.88	2d	16	0.54mi
413 Probandt San Antonio, TX	2.0	1.0	996	$1,400	$1.41	20d	1	0.60mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	24d	1	0.62mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	4d	1	0.62mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	43d	1	0.71mi
423 Blue Star Unit 710 San Antonio, TX	2.0	2.0	1209	$1,929	$1.60	3d	1	0.76mi
114 Teresa San Antonio, TX	3.0	1.0	984	$1,450	$1.47	24d	1	0.77mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	43d	1	0.79mi
330 Clay St #24 San Antonio, TX	2.0	2.0	1424	$2,395	$1.68	12d	1	0.81mi
330 Clay St #28 San Antonio, TX	3.0	2.5	1670	$2,400	$1.44	43d	1	0.81mi
262 E Cevallos San Antonio, TX	2.0	2.5	1354	$2,055	$1.52	43d	1	0.86mi
302 E Cevallos St Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	24d	1	0.87mi
301 E Cevallos San Antonio, TX	2.0	1.0–2.5	983	$1,819	$1.85	3d	14	0.89mi
127 Clay #2 San Antonio, TX	1.0	1.0	936	$1,250	$1.34	43d	1	0.92mi
415 Furnish Ave San Antonio, TX	3.0	2.0	1670	$1,995	$1.19	17d	1	0.94mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	1d	20	0.97mi
1722 S Saint Marys St San Antonio, TX	1.0	1.0	880	$1,350	$1.53	14d	1	0.98mi
203 Nogalitos St #5 San Antonio, TX	3.0	2.5	1872	$3,100	$1.66	24d	1	0.98mi
134 Gladstone St San Antonio, TX	2.0	1.0	1407	$1,000	$0.71	11d	1	0.99mi
2007 S Presa St San Antonio, TX	2.0	1.0	1276	$1,800	$1.41	14d	1	1.00mi
1426 S Alamo St Unit D-142 San Antonio, TX	1.0	1.0	1253	$1,165	$0.93	43d	1	1.03mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	43d	1	1.04mi
161 Kaine St San Antonio, TX	3.0	1.0	1000	$1,450	$1.45	17d	1	1.06mi
122 Biering St #2 San Antonio, TX	2.0	1.0	1472	$1,100	$0.75	43d	1	1.06mi
1519 S Presa St San Antonio, TX	3.0	3.5	1747	$3,200	$1.83	43d	1	1.07mi
220 Hansford St San Antonio, TX	3.0	2.0	1269	$1,600	$1.26	3d	1	1.08mi
614 Barbe St San Antonio, TX	2.0	2.0	1200	$1,500	$1.25	24d	1	1.09mi
308 Keller St San Antonio, TX	3.0	2.0	1296	$3,400	$2.62	43d	1	1.09mi
305 Keller St Unit NA San Antonio, TX	3.0	2.0	1200	$1,800	$1.50	14d	1	1.09mi
517 Hicks Ave San Antonio, TX	3.0	2.0	1520	$1,700	$1.12	43d	1	1.10mi
302 W Cevallos Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	24d	1	1.11mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	3d	1	1.12mi
227 Claudia St Unit 1 San Antonio, TX	2.0	1.5	1809	$3,500	$1.93	12d	1	1.13mi
227 Claudia St Unit 1 San Antonio, TX	2.0	1.5	1809	$3,500	$1.93	14d	1	1.13mi
227 Claudia St Unit 3 San Antonio, TX	2.0	1.0	887	$2,495	$2.81	20d	1	1.13mi

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 49 DOM
2. 2026-06-17
   days on market $110,000 Active 48 DOM
3. 2026-06-16
   statusdays on market $110,000 Active 47 DOM
4. 2026-06-15
   days on market $110,000 Price Change 46 DOM
5. 2026-06-13
   days on market $110,000 Price Change 44 DOM
6. 2026-06-09
   days on market $110,000 Price Change 40 DOM
7. 2026-06-08
   days on market $110,000 Price Change 39 DOM
8. 2026-06-07
   pricestatusdays on market $110,000 Price Change 38 DOM
9. 2026-06-04
   days on market $115,000 Active 35 DOM
10. 2026-06-03
    days on market $115,000 Active 34 DOM
11. 2026-06-02
    days on market $115,000 Active 33 DOM
12. 2026-06-01
    days on market $115,000 Active 32 DOM
13. 2026-05-31
    days on market $115,000 Active 31 DOM
14. 2026-04-30
    listed $115,000 New 262-char remark
15. 2026-04-29
    soldstatus
16. 2026-03-23
    soldstatus
17. 2025-09-18
    historical
18. 2025-08-23
    price $115,000
19. 2025-08-14
    listed $125,000 New

ⓘ 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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,916
• − Mortgage interest: −$6,162
• − Property taxes: −$4,310
• − Insurance: −$550
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,200
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,349/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): 11,983
• Household income: $60,255
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 545.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 37% White 15% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 74%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 50% English-only · Spanish 49%

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: ▲ 14.91%
• Current HPI: 249.0597
• Rent YoY: ▼ -1.44%
• 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

-12.0% since first listed

7 events — show timeline

• 2026-06-06 Price Changed $110,000 LERA
• 2026-04-30 Listed $115,000 LERA
• 2026-04-29 Sold (Public Records) — Public Records
• 2026-03-23 Sold (Public Records) — Public Records
• 2025-09-18 Listing Removed — LERA
• 2025-08-23 Price Changed $115,000 LERA
• 2025-08-14 Listed $125,000 LERA

Property tax history

+10.0%/yr

Latest (2025): $4,310 · +3.6% YoY. Source: county tax records.