Premium Central SA flipper market with historic homes, established neighborhoods, and high-end buyer demand.
$340K
Median Sale
$220/sf
Avg $/SqFt
45
Days on Market
75%
MAO Rule
1920s-1950s craftsman, Tudor, and Spanish colonial styles command premium prices
10 min to downtown, Medical Center, and multiple employment hubs
Mature landscaping, larger lots than new construction—can't replicate
Young professionals, DINK couples, medical workers with cash/financing
Historic district with strict preservation rules. Beautiful Tudor and Colonial Revival homes. Buyers pay premium for character.
⚠️ Check historic overlay requirements before estimating repairs
Wealthy enclave with its own city government. Large lots, mature trees, top-tier buyers. Very limited inventory.
✓ Highest price points in central SA
Rapidly gentrifying area near Pearl. Mix of updated homes and value-add opportunities. Hot with young buyers.
✓ Best spread opportunity in 78212
More affordable pocket with rehab opportunities. Watch for foundation issues on older homes.
⚠️ More price-sensitive buyers here
MAO Formula for 78212:
75% × ARV - Repairs - $10K Fee
$50K+ renovation budgets, experienced with historic homes
Buy cheap, renovate while living there, high tolerance for projects
Short-term rental buyers—Pearl District proximity is gold
78212 is premium flipper territory—use the 75% rule, expect higher ARVs, and target 3BR+ historic homes with character. Beacon Hill offers the best spread opportunities. Watch for foundation issues on pier & beam homes and historic overlay restrictions that can increase renovation costs.