863 Cavalier · San Antonio, TX 78225

$120,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 97 Days on market

Built 1944 7,100 sqft lot $149/sqft · 13% below area Est $138k · 13% under ↓ 20% 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 +14.0/30.0
• ARV discount +13.3/15.0
• Appreciation +6.9/10.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Located in the San Antonio ISD school district, 863 Cavalier offers a great opportunity for first-time homebuyers or investors. This home features a bright interior with natural light, and a functional layout that makes everyday living comfortable. With comfortable bedrooms and a dedicated dining space, the layout offers flexibility for families, roommates, or rental potential. Conveniently located near downtown San Antonio, schools, parks, shopping, dining, and major highways, this property combines location, affordability, and opportunity. Schedule a showing today.

Key facts

• 7,100 sq ft lot
• Built 1944
• Listed 97 days

Tags

• DEDICATED DINING SPACE
• NEAR DOWNTOWN SAN ANTONIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $14 ($173/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 $116k (3.2% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 36 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of equity ($830 loan paydown + $5k appreciation (3.8% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 0.97% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (median comp): $137,642
• List price: $120,000
• Delta: -12.82%
• 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
539 Humble Ave	0.14mi	2/1.0	820 (+2%)	12mo	$145,000	$177	80
115 Elmo	0.30mi	2/1.0	816 (+1%)	5mo	$99,550	$122	80
834 Jennings	0.10mi	2/1.0	756 (-6%)	8mo	$125,000	$165	78
113 Ross	0.40mi	2/1.5	800 (-1%)	10mo	$155,000	$194	69
426 Royston	0.38mi	2/1.0	852 (+5%)	5mo	$124,975	$147	69
2215 Calle Estrella	0.39mi	3/1.0 (+1)	840 (+4%)	14mo	$130,000	$155	58
347 Carroll St	0.70mi	2/1.0	792 (-2%)	8mo	$106,000	$134	58
418 Linares St	0.40mi	3/1.0 (+1)	860 (+6%)	13mo	$110,000	$128	55
117 Ross	0.40mi	2/1.0	896 (+11%)	13mo	$115,000	$128	52
557 Barrett	0.68mi	2/1.0	748 (-7%)	8mo	$129,900	$174	49
1114 Sims Ave	0.63mi	2/1.0	875 (+8%)	14mo	$150,000	$171	45
351 Linares St	0.47mi	3/1.0 (+1)	922 (+14%)	15mo	$205,000	$222	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.61×
• Total profit: $20,645
• Equity at exit: $59,496

10-year hold

• IRR: 12.2%
• Equity multiple: 2.97×
• Total profit: $66,087
• Equity at exit: $96,252

Cash invested: $33,600 (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 78225

• Home prices YoY: 1.5%
• Active inventory: 36
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$629
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $14

Break-even live

Break-even rent $1,143

Max offer price $120,000

Occupancy floor 94%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Humble Ave San Antonio, TX	1.0	1.0	700	$810	$1.16	43d	1	0.12mi
3103 Neptune St San Antonio, TX	3.0	2.0	1008	$1,350	$1.34	43d	1	0.37mi
626 Kirk Pl San Antonio, TX	2.0	1.0	912	$1,100	$1.21	20d	1	0.70mi
450 Taft Blvd San Antonio, TX	3.0	1.0	883	$1,295	$1.47	43d	1	0.81mi
150 Hearne San Antonio, TX	2.0	1.0	1044	$1,400	$1.34	24d	1	0.81mi
350 Barrett Pl San Antonio, TX	2.0	1.0	616	$1,225	$1.99	4d	1	0.90mi
329 Taft Blvd San Antonio, TX	2.0	2.0	862	$2,200	$2.55	1d	1	0.97mi
1202 Division Ave San Antonio, TX	1.0	1.0	550	$1,100	$2.00	24d	1	1.00mi
843 Brady Blvd San Antonio, TX	3.0	2.0	864	$1,650	$1.91	24d	1	1.00mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	1.20mi
1222 Brighton Ave Unit B San Antonio, TX	3.0	1.0	725	$999	$1.38	17d	1	1.21mi
1938 S Zarzamora St Unit 710 San Antonio, TX	2.0	2.0	955	$1,102	$1.15	3d	1	1.24mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	1.24mi
834 Division Ave San Antonio, TX	2.0	1.0	700	$1,050	$1.50	24d	1	1.31mi
834 Division Ave Unit 2 San Antonio, TX	2.0	1.0	936	$950	$1.01	4d	1	1.31mi
416 Collingsworth Unit 2 San Antonio, TX	2.0	1.0	570	$1,100	$1.93	43d	1	1.33mi
319 Noria St San Antonio, TX	3.0	1.0	1002	$1,100	$1.10	24d	1	1.35mi
815 Ripford St San Antonio, TX	2.0	1.0	728	$1,300	$1.79	4d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $120,000 Active 97 DOM
2. 2026-06-17
   days on market $120,000 Active 96 DOM
3. 2026-06-16
   days on market $120,000 Active 95 DOM
4. 2026-06-15
   days on market $120,000 Active 94 DOM
5. 2026-06-13
   days on market $120,000 Active 92 DOM
6. 2026-06-09
   days on market $120,000 Active 88 DOM
7. 2026-06-08
   days on market $120,000 Active 87 DOM
8. 2026-06-07
   days on market $120,000 Active 86 DOM
9. 2026-06-04
   days on market $120,000 Active 83 DOM
10. 2026-06-03
    days on market $120,000 Active 82 DOM
11. 2026-06-02
    days on market $120,000 Active 81 DOM
12. 2026-06-01
    days on market $120,000 Active 80 DOM
13. 2026-05-31
    days on market $120,000 Active 79 DOM
14. 2026-05-15
    price $120,000 573-char remark

    Show marketing remark (573 chars)

    Located in the San Antonio ISD school district, 863 Cavalier offers a great opportunity for first-time homebuyers or investors. This home features a bright interior with natural light, and a functional layout that makes everyday living comfortable. With comfortable bedrooms and a dedicated dining space, the layout offers flexibility for families, roommates, or rental potential. Conveniently located near downtown San Antonio, schools, parks, shopping, dining, and major highways, this property combines location, affordability, and opportunity. Schedule a showing today.

15. 2026-03-13
    listed $150,000 New 573-char remark

    Show marketing remark (573 chars)

    Located in the San Antonio ISD school district, 863 Cavalier offers a great opportunity for first-time homebuyers or investors. This home features a bright interior with natural light, and a functional layout that makes everyday living comfortable. With comfortable bedrooms and a dedicated dining space, the layout offers flexibility for families, roommates, or rental potential. Conveniently located near downtown San Antonio, schools, parks, shopping, dining, and major highways, this property combines location, affordability, and opportunity. Schedule a showing today.

16. 2023-10-20
    soldstatus
17. 2022-01-18
    soldstatus
18. 2019-04-12
    soldstatus
19. 2016-08-31
    soldstatus
20. 2016-05-10
    soldstatus

ⓘ 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: $2,685 · $224/mo
• Projected year-2 tax: $2,685 · $224/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 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 · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $13,936
• − Mortgage interest: −$6,722
• − Property taxes: −$2,685
• − Insurance: −$600
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,491
• Taxable loss: −$1,791
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $603/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): 13,104
• Household income: $46,955
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 381.0

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 (91%)
• Race & ethnicity: Hispanic / Latino 91% Two or more races 41% White 5% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 85%
• Foreign-born: 13% · Canada
• Languages at home: 35% English-only · Spanish 65%

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: ▲ 3.81%
• Current HPI: 264.2018
• Rent YoY: —
• 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

-20.0% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $120,000 LERA
• 2026-03-13 Listed $150,000 LERA
• 2023-10-20 Sold (Public Records) — Public Records
• 2022-01-18 Sold (Public Records) — Public Records
• 2019-04-12 Sold (Public Records) — Public Records
• 2016-08-31 Sold (Public Records) — Public Records
• 2016-05-10 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,685 · -3.5% YoY. Source: county tax records.