Case Study: Deceased Owner Property in Bexar County — From Research to $60K Profit

The most profitable deals in tax delinquent investing share one trait: a deceased owner with no probated estate. These properties sit in limbo — heirs may not know they own them, taxes go unpaid for years, and the equity gap between what the property is worth and what it costs to acquire widens every month.

In this scenario, we follow an investor who uses LienSuite to identify a deceased owner property in Bexar County, runs heir research, negotiates with two heirs, clears the title, and nets $60,000 in profit — all within five months.

The Opportunity

The investor is reviewing Bexar County's tax delinquent property list on LienSuite when one property catches their attention. LienSuite's scoring algorithm has given it an A rating, and critically, the deceased owner signal is flagged.

• Property: 3-bed / 1.5-bath, 1,280 sq ft brick home on the near West Side
• Year built: 1965
• Owner on record: Roberto M. Garza (deceased 2020)
• Years delinquent: 5 years
• Total tax debt: $11,800
• BCAD appraised value: $128,000
• Comparable sales: $120,000 - $140,000
• LienSuite score: A (high distress + deceased owner + high equity ratio)

The West Side of San Antonio has seen steady appreciation driven by proximity to downtown, UTSA's downtown campus expansion, and the Westside Development Corporation's revitalization efforts. Properties in this area that were worth $80,000 five years ago are now trading at $120,000-$150,000.

The Numbers

Item	Amount
Estimated ARV (after repairs)	$138,000
Target purchase price from heirs	$18,000 - $25,000
Back taxes	$11,800
Estimated repairs	$16,000
Legal costs (quiet title)	$3,500
Closing & holding costs	$7,500
Total projected investment	$56,800 - $63,800
Projected profit	$74,200 - $81,200

Even at the high end of the purchase range, the deal leaves over $70,000 in potential profit — a comfortable margin that can absorb unexpected repairs or a lower-than-expected sale price.

The Process

Step 1: Verifying the Deceased Owner Signal (Day 1)

LienSuite flagged the owner as potentially deceased based on public death record matching. The investor uses LienSuite's deceased owner verification to confirm: Roberto M. Garza, age 78, died in October 2020 in Bexar County.

Next, the investor checks the Bexar County Clerk's website for probate filings. No probate case is found for Roberto Garza — meaning no executor was ever appointed, no will was filed, and the estate is completely unadministered. The property is in legal limbo.

This confirms the opportunity: heirs likely exist but may not realize they have a legal interest in this property, and nobody is managing the tax obligation.

Step 2: Heir Research and Skip Tracing (Days 2-4)

Using LienSuite's heir research tools, the investor pieces together the family tree:

• Surviving spouse: None (wife Maria deceased in 2017)
• Children: Two — a daughter (age 54, married name Elena Ruiz) and a son (age 51, Carlos Garza)
• Grandchildren: Three, but under Texas intestacy law, they don't inherit while their parents are alive

Under Texas law, with no surviving spouse and no will, the property passes equally to the children. Elena and Carlos each have a 50% interest.

The investor runs skip traces through LienSuite on both heirs:

• Elena Ruiz: Lives in Laredo, TX. Phone number and mailing address confirmed.
• Carlos Garza: Lives in San Antonio, about 8 miles from the property. Phone number and mailing address confirmed.

Total time for heir research and skip tracing: 3 days. Total cost: approximately $12 in LienSuite credits.

Step 3: Outreach and Relationship Building (Days 5-14)

The investor contacts Carlos first — he's local and more likely to be aware of the property's condition.

Phone call with Carlos: Carlos answers on the second call. He's aware of the property but says "nobody's done anything with it since Dad died." He mentions that he and his sister "don't really talk" and neither of them wanted to deal with the house. He's concerned about the tax debt — he had no idea it was up to $11,800. When the investor explains they can purchase his interest, pay off all the taxes, and handle the legal work, Carlos is interested but cautious.

In-person meeting with Carlos (Day 8): The investor meets Carlos at a coffee shop near the property. They drive by the house together. Carlos points out that his father lived there for 40 years and the house "needs a lot of work." The investor is transparent about their plan to purchase, repair, and resell the property. Carlos asks, "So what are you offering?"

Phone call with Elena (Day 10): Elena is surprised to hear from someone about her father's house. She moved to Laredo 12 years ago and assumed "Carlos was handling it." When she learns about the $11,800 tax debt, she's alarmed. She asks if she could be held liable for the taxes. The investor explains that while the heirs aren't personally liable for the taxes, the county can and will sell the property at tax sale if the taxes aren't paid — at which point both heirs lose everything.

Step 4: Negotiation (Days 14-21)

The investor presents the same offer to both heirs: purchase their 50% interest in the property for cash, pay off all back taxes, and handle all legal work including the quiet title action.

Key negotiation dynamics:

• Both heirs view the property as a burden, not an asset
• Neither wants to pay for probate ($3,000-$8,000) or a quiet title action
• The tax sale deadline creates real urgency
• Carlos is more emotional ("Dad's house") but also more motivated to move on
• Elena is more practical and focused on the numbers

After a week of discussions:

• Carlos accepts $12,000 for his 50% interest
• Elena accepts $10,000 for her 50% interest (she wanted less hassle and a faster close)

Total purchase price: $22,000.

Step 5: Legal Process (Months 2-3)

The investor's real estate attorney handles the following:

1. Heirship affidavits: Both Elena and Carlos sign sworn affidavits identifying themselves as the sole heirs of Roberto Garza. Two disinterested witnesses (former neighbors of Roberto) also sign affidavits confirming the family relationships. Cost: $400.
2. Quitclaim deeds: Each heir executes a quitclaim deed transferring their interest to the investor. Cost: $200 per deed.
3. Quiet title action: The attorney files a quiet title suit in Bexar County district court to clear any potential claims from unknown heirs or creditors. The process takes approximately 75 days. Cost: $3,200.
4. Title insurance: Once the quiet title judgment is signed, the title company issues a title insurance policy. Cost: included in closing.

Total legal cost: $4,000. Total time: 75 days from filing to clear title.

Step 6: Rehab and Sale (Months 3-5)

With clear title in hand, the investor pays off the $11,800 in back taxes and begins a targeted rehab:

• Interior and exterior paint: $3,200
• Kitchen update (cabinets refaced, new countertops, new appliances): $4,800
• Bathroom update (new vanity, toilet, tile surround): $2,200
• New LVP flooring throughout: $2,400
• HVAC service and ductwork cleaning: $800
• Landscaping and curb appeal: $1,600
• Electrical updates (GFCI, new fixtures): $600

Total rehab: $15,600.

The property lists at $139,900 and goes under contract in 9 days at $135,000 — a strong price given the location and the improving neighborhood.

The Result

Item	Amount
Sale price	$135,000
Purchase from heirs	($22,000)
Back taxes paid	($11,800)
Legal costs	($4,000)
Rehab costs	($15,600)
Closing costs (buy + sell)	($6,800)
Holding costs (5 months)	($3,200)
LienSuite + skip tracing costs	($50)
Net Profit	$71,550
Total Cash Invested	$63,450
ROI	112.8%
Timeline	5 months

A 112.8% return in five months — from the initial LienSuite search to closing day. The investor's total cash outlay was $63,450, and the net profit was $71,550.

Key Takeaways

1. Deceased owner signals are the single most valuable filter in tax delinquent investing. Properties where the owner has died and no probate has been filed represent the largest equity gaps in the market. LienSuite's deceased owner flagging gives investors a direct shortlist of these opportunities.
2. Speed matters with heir properties. Once you identify the heirs, move quickly. If the county files for tax sale before you close, you'll be competing against the court process instead of negotiating directly with motivated heirs.
3. Transparency builds trust with heirs. The investor in this scenario was open about their plan to repair and resell the property. Heirs are more likely to sell to someone who's honest about their intentions than someone who tries to obscure the profit motive.
4. The quiet title cost is predictable and manageable. At $3,200-$5,000 for a quiet title action in Bexar County, it's a known expense that should be factored into every heir property deal from the beginning.
5. Heir properties produce the highest ROI in real estate investing. A 112% return in 5 months is not typical of most real estate strategies — but it's achievable and repeatable with deceased owner properties when you have the right research tools and process.

How to Find Similar Deals

1. Start on LienSuite. Browse Bexar County or any of the 80+ Texas and Florida counties available. Filter for deceased owner signals and 3+ years of delinquency.
2. Verify the death and check for probate. Use LienSuite's deceased check tool, then search the county clerk's website for probate filings. No probate = maximum opportunity.
3. Skip trace the heirs. Use LienSuite's skip tracing to find phone numbers and addresses for identified heirs. Prioritize local heirs for face-to-face meetings.
4. Budget for legal costs. Every heir property deal requires legal work. Budget $3,000-$5,000 for heirship affidavits and quiet title. Work with an attorney who has experience with heir property in your target county.
5. Read our heir property investment guide for detailed strategies on identifying, researching, and closing deceased owner deals.

Ready to find deceased owner properties? Browse tax delinquent lists on LienSuite and look for the deceased owner signal — it's the highest-ROI filter in tax lien investing.