245 Pendleton · San Antonio, TX 78204

$145,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 205 Days on market

Built 1930 6,098 sqft lot Est $186k · 22% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +1.4/10.0

Listing remarks

Come and take a look a this gem of a property! Recently upgraded to a completely modern look! Open space Kitchen/Dining Room and Living Room make this home a great place for your family. New laminate flooring, upgraded Kitchen, Bathroom, Bedrooms and Living Room make this home ideal!

Key facts

• 6,098 sq ft lot
• Built 1930
• Listed 205 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (1.8% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 soft (-1.4%/yr); 96 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

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $185,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Frio City	0.15mi	1/1.5 (-1)	1,164 (-2%)	6mo	$150,000	$129	77
141 Goodwin	0.18mi	3/2.0 (+1)	1,148 (-4%)	11mo	$130,000	$113	68
337 Pendleton	0.16mi	3/1.0 (+1)	1,044 (-12%)	11mo	$70,000	$67	58
319 Roslyn	0.56mi	3/2.0 (+1)	1,150 (-3%)	3mo	$199,000	$173	57
123 Alvarez Pl	0.46mi	3/1.0 (+1)	1,222 (+3%)	14mo	$147,550	$121	57
406 Oriental	0.37mi	2/2.0	1,328 (+12%)	10mo	$214,988	$162	51
643 Mercedes St	0.71mi	2/1.0	1,152 (-3%)	15mo	$180,000	$156	49
335 Kemper	0.51mi	3/2.0 (+1)	1,280 (+8%)	11mo	$245,500	$192	46
114 Sonora	0.43mi	3/2.0 (+1)	1,048 (-12%)	7mo	$145,000	$138	45
116 Rehmann St	0.67mi	2/2.0	1,336 (+12%)	0mo	$270,000	$202	44
238 Keller St	0.71mi	2/1.5	1,340 (+13%)	6mo	$240,000	$179	39
124 Furnish	0.65mi	3/2.0 (+1)	1,032 (-13%)	10mo	$120,000	$116	30

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: 25.4%
• Equity multiple: 3.00×
• Total profit: $81,384
• Equity at exit: $130,627

10-year hold

• IRR: 21.6%
• Equity multiple: 6.59×
• Total profit: $227,106
• Equity at exit: $281,703

Cash invested: $40,600 (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: 96
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$760
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $103

Break-even live

Break-even rent $1,294

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $185	-5% $144	+0% $103	+5% $62	+10% $21
Rent	-10% $-10	-5% $47	+0% $103	+5% $159	+10% $215
Rate	-1.0pp $176	-0.5pp $140	base $103	+0.5pp $65	+1.0pp $27

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 S San Marcos Unit 610 San Antonio, TX	1.0	1.0	750	$962	$1.28	4d	1	0.18mi
1901 S San Marcos Unit 710 San Antonio, TX	2.0	2.0	985	$1,147	$1.16	4d	1	0.18mi
310 Finton Unit A San Antonio, TX	1.0	1.0	960	$850	$0.89	44d	1	0.25mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	12d	1	0.27mi
231 Ceralvo St Unit Na San Antonio, TX	3.0	2.0	1160	$1,695	$1.46	44d	1	0.28mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	44d	1	0.39mi
222 Glass Ave San Antonio, TX	2.0	2.0	1007	$2,400	$2.38	44d	1	0.46mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	44d	1	0.47mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	44d	1	0.57mi
438 Pruitt Ave #1 San Antonio, TX	2.0	1.0	980	$1,245	$1.27	44d	1	0.57mi
205 Mockert San Antonio, TX	2.0	1.0	864	$1,050	$1.22	25d	1	0.57mi
2406 S Laredo St San Antonio, TX	3.0	1.0	944	$1,200	$1.27	15d	1	0.59mi
602 Chihuahua St San Antonio, TX	2.0	1.0	783	$1,150	$1.47	44d	1	0.66mi
218 Tampico St San Antonio, TX	2.0	1.0–2.0	808	$1,623	$2.01	3d	28	0.66mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	25d	1	0.66mi
308 Keller St San Antonio, TX	3.0	2.0	1296	$3,400	$2.62	44d	1	0.68mi
614 Chihuahua St San Antonio, TX	3.0	2.0	1082	$1,400	$1.29	44d	1	0.69mi
305 Keller St Unit NA San Antonio, TX	3.0	2.0	1200	$1,800	$1.50	15d	1	0.70mi
302 W Cevallos Unit 1 San Antonio, TX	2.0	1.0	1132	$1,550	$1.37	25d	1	0.73mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,495	$1.44	44d	1	0.78mi
120 Bank St San Antonio, TX	3.0	2.0	1035	$1,450	$1.40	21d	1	0.78mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	5d	1	0.79mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	2d	1	0.80mi
142 Helena St San Antonio, TX	2.0	1.0	840	$1,350	$1.61	5d	1	0.82mi
147 Saint Francis Ave San Antonio, TX	3.0	2.0	1224	$1,800	$1.47	5d	1	0.83mi
150 Bank St San Antonio, TX	1.0	1.0	700	$795	$1.14	44d	1	0.86mi
2600 S Flores St San Antonio, TX	2.0	1.0	705	$900	$1.28	25d	3	0.86mi
110 Dowdy St San Antonio, TX	3.0	1.0	1120	$1,395	$1.25	25d	1	0.87mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	4d	1	0.88mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	4d	1	0.88mi
1401 S Flores St #300 San Antonio, TX	1.0	1.0	728	$1,750	$2.40	17d	1	0.88mi
127 Clay #2 San Antonio, TX	1.0	1.0	936	$1,250	$1.34	44d	1	0.92mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	25d	1	0.92mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	44d	1	0.92mi
939 S Frio St Unit 2294 San Antonio, TX	2.0	2.0	931	$1,467	$1.58	4d	1	0.94mi
1011 S Frio St San Antonio, TX	3.0	1.0–3.0	1121	$1,820	$1.62	2d	32	0.97mi
215 E Cevallos San Antonio, TX	3.0	1.0–3.0	1162	$2,348	$2.02	2d	20	0.98mi
1102 El Paso St San Antonio, TX	1.0–3.0	1.0–2.0	888	$1,116	$1.26	4d	1	0.98mi
411 E Lachapelle San Antonio, TX	2.0	2.0	770	$975	$1.27	23d	1	0.99mi
1209 El Paso St San Antonio, TX	2.0	1.0	966	$975	$1.01	25d	1	1.00mi

Listing history 22 events

1. 2026-04-17
   status Pending
2. 2026-03-15
   historical Active Option
3. 2026-01-04
   price $145,000
4. 2025-12-31
   status Back on Market
5. 2025-12-22
   historical Active Option
6. 2025-11-24
   price $150,000
7. 2025-11-14
   price $155,000
8. 2025-10-05
   price $162,000
9. 2025-09-24
   listed $170,000 New
10. 2024-11-12
    historical
11. 2024-09-18
    price $100,000
12. 2024-09-10
    price $105,000
13. 2024-09-07
    price $110,000
14. 2024-08-19
    price $115,000
15. 2024-08-10
    price $120,000
16. 2024-08-10
    status Back on Market
17. 2024-07-30
    status Pending
18. 2024-06-27
    historical Active Option
19. 2024-06-25
    price $150,000
20. 2024-06-24
    status Back on Market
21. 2024-06-23
    historical
22. 2024-06-21
    listed $160,000 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: $2,413 · $201/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$240/yr (+$20/mo · 10.0%)

ⓘ 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 · 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: $17,085
• − Mortgage interest: −$8,122
• − Property taxes: −$2,413
• − Insurance: −$725
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,218
• Taxable loss: −$1,127
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,505/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

-9.4% since first listed

22 events — show timeline

• 2026-04-17 Pending — LERA
• 2026-03-15 Contingent — LERA
• 2026-01-04 Price Changed $145,000 LERA
• 2025-12-31 Relisted — LERA
• 2025-12-22 Contingent — LERA
• 2025-11-24 Price Changed $150,000 LERA
• 2025-11-14 Price Changed $155,000 LERA
• 2025-10-05 Price Changed $162,000 LERA
• 2025-09-24 Listed $170,000 LERA
• 2024-11-12 Listing Removed — LERA
• 2024-09-18 Price Changed $100,000 LERA
• 2024-09-10 Price Changed $105,000 LERA
• 2024-09-07 Price Changed $110,000 LERA
• 2024-08-19 Price Changed $115,000 LERA
• 2024-08-10 Price Changed $120,000 LERA
• 2024-08-10 Relisted — LERA
• 2024-07-30 Pending — LERA
• 2024-06-27 Contingent — LERA
• 2024-06-25 Price Changed $150,000 LERA
• 2024-06-24 Relisted — LERA
• 2024-06-23 Listing Removed — LERA
• 2024-06-21 Listed $160,000 LERA

Property tax history

+6.0%/yr

Latest (2025): $2,413 · +10.0% YoY. Source: county tax records.