311 Bushick · San Antonio, TX 78223

$70,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 10 Days on market

Built 1953 7,187 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has a ton of charm and would make an awesome starter home for a young family. Solid home in quiet neighborhood. Come see it today. MULTIPLE OFFERS RECIEVED, HIGHEST AND BEST DUE BY 10/3/22

Key facts

• 7,187 sq ft lot
• Built 1953
• Listed 10 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing handled by TruStar Real Estate
• Financial info: Down payment resource not available
• HOA & community: Subdivision: Pecan Valley

Exterior

• Utilities: Water system available; Sewer system available
• Home design: Pre-owned property; Approximate age: 73 years
• Construction: Slab foundation; Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen (approximately 8 x 9)
• Bedrooms: Primary bedroom on lower level (approximately 11 x 11); Bedroom 2 (approximately 11 x 9); Bedroom 3 (approximately 11 x 9)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating (see remarks); Other heating fuel (see remarks); Other air conditioning (see remarks)
• Interior features: Ceiling fans; Living and dining area combined; All window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.8% 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: Highland Hills El (math 10% / reading 23%, grade F, #3,946 of 4,322 statewide, top 92%, 618 students, 94% FRL); Highlands H S (math 18% / reading 27%, grade F, #1,354 of 1,632 statewide, top 83%, 1,651 students, 92% FRL).
• Market conditions: Rents falling (-3.4%/yr); 325 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago 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: built in 1953 — 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 $70,000

Questions for the listing agent

1. Built in 1953 — 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: 1.98% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.56%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $150,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Sublett	0.09mi	3/1.0	920 (+0%)	2mo	$175,000	$190	94
207 Michael	0.27mi	3/1.0	963 (+5%)	1mo	$155,000	$161	78
239 Coral Ave	0.27mi	3/1.0	974 (+6%)	2mo	$159,900	$164	75
343 W Palfrey	0.41mi	3/1.0	963 (+5%)	1mo	$165,000	$171	71
230 Metz	0.43mi	2/1.0 (-1)	912 (-0%)	8mo	$189,999	$208	68
3318 Colglazier	0.54mi	3/1.0	860 (-6%)	6mo	$159,900	$186	60
138 Cornish Ave	0.60mi	3/1.0	946 (+3%)	8mo	$199,999	$211	60
315 Colglazier Ave	0.42mi	3/1.0	1,000 (+9%)	14mo	$163,000	$163	54
227 Anton Dr	0.60mi	3/1.0	1,000 (+9%)	7mo	$143,250	$143	51
115 Tipperary	0.67mi	3/1.0	988 (+8%)	12mo	$159,900	$162	46
407 Pickwell	0.56mi	3/2.0	1,044 (+14%)	2mo	$119,000	$114	45
814 Pennystone Ave	0.73mi	3/1.0	1,026 (+12%)	13mo	$149,900	$146	35

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: 30.1%
• Equity multiple: 2.21×
• Total profit: $23,685
• Equity at exit: $10,437

10-year hold

• IRR: 35.6%
• Equity multiple: 3.82×
• Total profit: $55,296
• Equity at exit: $6,052

Cash invested: $19,600 (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 78223

• Home prices YoY: -16.4%
• Rents YoY: -3.4%
• Active inventory: 325
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $614

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 51%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	21d	5	0.26mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,380	$1.61	43d	1	0.32mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	23d	1	0.34mi
2303 Goliad Rd San Antonio, TX	1.0–2.0	1.0	660	$998	$1.51	1d	6	0.43mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	2d	1	0.64mi
114 Killarney Dr San Antonio, TX	3.0	2.0	988	$1,500	$1.52	14d	1	0.68mi
6410 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1017	$1,555	$1.53	3d	21	0.69mi
115 Harcourt Ave San Antonio, TX	3.0	1.0	912	$1,500	$1.64	21d	1	0.70mi
462 Utopia Ln Unit W248 San Antonio, TX	2.0	1.0	837	$1,239	$1.48	17d	1	0.70mi
462 Utopia Ln San Antonio, TX	2.0	1.0	837	$1,215	$1.45	43d	1	0.73mi
4700 Stringfellow Dr San Antonio, TX	2.0	1.0–2.0	904	$922	$1.02	1d	3	0.85mi
6222 S New Braunfels Ave San Antonio, TX	1.0–4.0	1.0–2.0	1258	$1,359	$1.08	10d	12	0.97mi
311 Glamis Ave Unit 2 San Antonio, TX	3.0	1.0	900	$1,395	$1.55	43d	1	0.98mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,295	$1.18	4d	1	0.98mi
7310 S New Braunfels Ave Unit 710 San Antonio, TX	2.0	2.0	871	$1,132	$1.30	2d	1	1.01mi
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	43d	1	1.01mi
2566 Goliad Rd San Antonio, TX	1.0–2.0	1.0	600	$1,300	$2.17	23d	23	1.02mi
2566 Goliad Rd San Antonio, TX	2.0	1.0	600	$1,350	$2.25	4d	20	1.02mi
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	43d	1	1.02mi
317 Kashmuir Pl Unit 3 San Antonio, TX	2.0	1.0	732	$1,197	$1.64	16d	1	1.04mi
3007 SE Military Dr Unit 710 San Antonio, TX	2.0	2.0	1010	$855	$0.85	2d	1	1.08mi
7035 Pickwell Dr San Antonio, TX	1.0–3.0	1.0–2.0	953	$1,769	$1.86	2d	32	1.26mi
3602 Bremen St San Antonio, TX	4.0	2.0	1092	$1,595	$1.46	23d	1	1.31mi
7910 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1187	$2,640	$2.22	1d	48	1.47mi
204 E Dullnig Ct Unit 20 San Antonio, TX	2.0	1.0	750	$950	$1.27	21d	1	1.47mi
7803 S New Braunfels Ave Unit 710 Brooks City Base, TX	2.0	2.0	821	$1,227	$1.49	2d	1	1.47mi
7714 Kennedy Hl San Antonio, TX	1.0–2.0	1.0–2.0	1047	$1,956	$1.87	1d	27	1.49mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $70,000 Pending 10 DOM
2. 2026-06-09
   days on market $70,000 New 7 DOM
3. 2026-06-08
   days on market $70,000 New 6 DOM
4. 2026-06-07
   days on market $70,000 New 5 DOM
5. 2026-06-04
   days on market $70,000 New 2 DOM
6. 2026-06-03
   remarks 122-char remark
7. 2026-06-03
   listed $70,000 New 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,668
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,036
• Taxable income: $6,644
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,768/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): 58,983
• Household income: $52,088
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2809.0

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 (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 28% White 16% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Lithuanian 2% Romanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 63% English-only · Spanish 36%

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: ▼ -52.06%
• Current HPI: 265.2235
• Rent YoY: ▼ -3.36%
• 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

+12.9% since first listed

12 events — show timeline

• 2026-06-02 Listed $70,000 LERA
• 2022-11-15 Listing Removed — LERA
• 2022-11-13 Pending — LERA
• 2022-11-10 Sold (Public Records) — Public Records
• 2022-11-09 Sold (MLS) — LERA
• 2022-10-07 Contingent — LERA
• 2022-09-25 Listed $135,000 LERA
• 2011-08-26 Sold (MLS) — LERA
• 2011-08-25 Sold (Public Records) — Public Records
• 2011-07-14 Listing Removed — LERA
• 2011-05-10 Listed $62,000 LERA
• 2002-12-09 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,506 · -2.0% YoY. Source: county tax records.