318 Charcliff · San Antonio, TX 78220

$115,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 311 Days on market

Built 1952 10,062 sqft lot $105/sqft · 27% below area Est $157k · 27% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

!!Owner Finance Option!! Sales Price: $115K Down Payment: $15K 12% APR Principle, Interest & Taxes: $1,320.28 *Responsible for own insurance 30-yr Note NO Balloon Thank you for your interest! The house is currently being updated. Here's what has been & is being done: - All windows replaced with double-paned windows - All walls repaired - All walls being repainted - Newer Electric Stove/Oven (Gas is available) The price will go up again after the following is completed: - Minisplit for living room - Lower Kitchen cabinets redone - Kitchen Counters replaced - All light fixtures replaced - All Floors replaced - Window AC Units will be placed in bedrooms - Side door leading to back yard replaced - Water Heater Placed Also, the roof was replaced within the last 2 yrs.

Key facts

• 0.23 acre lot
• Built 1952
• Listed 311 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 flat; 113 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 40% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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 + 0.5% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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 1952 — 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: 1.22% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $156,974
• List price: $115,000
• Delta: -26.74%
• 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
345 Shelburn	0.12mi	2/1.0 (-1)	1,032 (-6%)	2mo	$150,000	$145	78
1105 Upland	0.39mi	3/1.0	1,120 (+3%)	1mo	$169,999	$152	77
4319 Algruth Dr	0.16mi	3/2.0	1,021 (-6%)	3mo	$183,000	$179	75
338 Tomrob Dr	0.39mi	3/1.0	1,152 (+6%)	0mo	$188,400	$164	72
373 Kenmar Dr	0.36mi	3/1.0	984 (-10%)	2mo	$189,500	$193	65
127 Zerrcliff Ln	0.29mi	4/1.0 (+1)	984 (-10%)	1mo	$159,000	$162	64
4818 Billy Dr	0.75mi	2/1.0 (-1)	1,100 (+1%)	2mo	$85,000	$77	58
4607 Belinda Lee	0.47mi	3/2.0	1,192 (+9%)	2mo	$140,000	$117	57
4518 Charles Williams	0.49mi	3/1.0	968 (-11%)	2mo	$129,500	$134	57
4330 Kilrea	0.57mi	3/1.0	1,202 (+10%)	1mo	$125,000	$104	56
215 Midland Dr	0.59mi	3/1.5	1,233 (+13%)	3mo	$159,000	$129	47
330 Orchard	0.59mi	3/1.0	940 (-14%)	4mo	$125,000	$133	46

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 · 0.53% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.49×
• Total profit: $80,129
• Equity at exit: $103,601

10-year hold

• IRR: 27.0%
• Equity multiple: 7.62×
• Total profit: $213,316
• Equity at exit: $223,420

Cash invested: $32,200 (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 78220

• Home prices YoY: 9.1%
• Rents YoY: 0.5%
• Active inventory: 113
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$603
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $328

Break-even live

Break-even rent $991

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4319 Algruth Dr San Antonio, TX	3.0	2.0	1021	$1,800	$1.76	23d	1	0.20mi
368 Readwell Dr San Antonio, TX	3.0	1.0	1067	$1,200	$1.12	43d	1	0.21mi
302 Kenmar Dr San Antonio, TX	3.0	1.0	970	$1,375	$1.42	23d	1	0.23mi
334 Tomrob Dr San Antonio, TX	3.0	1.0	1064	$1,300	$1.22	14d	1	0.36mi
2906 Lavender Ln San Antonio, TX	3.0	2.5	1247	$1,595	$1.28	16d	1	0.36mi
4606 Hollyspring Dr San Antonio, TX	3.0	2.0	1098	$1,400	$1.28	23d	1	0.50mi
4610 Lavender Ln San Antonio, TX	3.0	2.0	1337	$1,400	$1.05	23d	1	0.54mi
4426 N Hein Rd Apt 2204 San Antonio, TX	2.0	1.0	723	$1,250	$1.73	43d	1	0.54mi
231 Noblewood Dr San Antonio, TX	1.0–4.0	1.0–2.0	1084	$1,387	$1.28	23d	1	0.58mi
1311 W Hein Rd Unit 4 San Antonio, TX	2.0	2.0	1000	$1,000	$1.00	43d	1	0.62mi
1311 W Hein Rd Unit 18 San Antonio, TX	2.0	1.5	900	$895	$0.99	43d	1	0.62mi
262 Orchard Rd San Antonio, TX	3.0	1.0	1134	$1,250	$1.10	43d	1	0.62mi
4835 Lord Rd Unit 710 San Antonio, TX	2.0	2.0	949	$874	$0.92	3d	1	0.74mi
4611 E Houston St San Antonio, TX	2.0–4.0	2.0	1286	$1,290	$1.00	1d	23	0.76mi
738 Sterling St San Antonio, TX	4.0	1.0	1038	$1,095	$1.05	4d	1	0.76mi
547 Dorie St San Antonio, TX	3.0	2.0	909	$1,135	$1.25	21d	1	0.77mi
3815 E Commerce St San Antonio, TX	3.0	1.0–2.0	872	$1,530	$1.75	3d	60	0.86mi
4326 Spring Oak Dr San Antonio, TX	3.0	1.0	1168	$1,300	$1.11	23d	1	0.88mi
3327 Martin Luther King Dr Unit a San Antonio, TX	3.0	2.0	876	$915	$1.04	2d	1	0.96mi
3318 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$975	$1.07	43d	1	0.99mi
902 Gembler Rd San Antonio, TX	1.0–3.0	1.0–2.0	966	$1,795	$1.86	1d	21	1.05mi
458 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,380	$1.52	2d	1	1.07mi
4519 Creekmoor Dr San Antonio, TX	3.0	2.0	1239	$1,395	$1.13	11d	1	1.07mi
3259 Martin Luther King Dr San Antonio, TX	3.0	2.0	909	$1,149	$1.26	4d	1	1.08mi
707 SE Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1139	$1,216	$1.07	4d	1	1.11mi
4251 Wild Oak Dr San Antonio, TX	4.0	1.0	1117	$1,250	$1.12	43d	1	1.13mi
817 Cresthill Rd San Antonio, TX	3.0	1.0	950	$1,300	$1.37	43d	1	1.13mi
302 Dorie St San Antonio, TX	3.0	2.0	1028	$1,285	$1.25	21d	1	1.18mi
915 Creekview San Antonio, TX	2.0	2.0	950	$1,230	$1.29	23d	1	1.26mi
455 Lincolnshire Dr San Antonio, TX	2.0	1.0	768	$925	$1.20	20d	1	1.28mi
323 Ferris Ave San Antonio, TX	3.0	2.0	1298	$1,450	$1.12	2d	1	1.34mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	23d	1	1.36mi
311 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,245	$1.37	4d	1	1.36mi
535 Gembler Rd Unit 710 San Antonio, TX	2.0	2.0	1031	$1,081	$1.05	3d	1	1.40mi
610 Pecan Valley Dr San Antonio, TX	3.0	1.0	1287	$1,650	$1.28	43d	1	1.47mi
239 Ferris Ave San Antonio, TX	3.0	2.0	909	$1,249	$1.37	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 311 DOM
2. 2026-06-17
   days on market $115,000 Active 310 DOM
3. 2026-06-16
   days on market $115,000 Active 309 DOM
4. 2026-06-15
   days on market $115,000 Active 308 DOM
5. 2026-06-13
   days on market $115,000 Active 306 DOM
6. 2026-06-09
   days on market $115,000 Active 302 DOM
7. 2026-06-08
   days on market $115,000 Active 301 DOM
8. 2026-06-07
   days on market $115,000 Active 300 DOM
9. 2026-06-04
   days on market $115,000 Active 297 DOM
10. 2026-06-03
    days on market $115,000 Active 296 DOM
11. 2026-06-02
    days on market $115,000 Active 295 DOM
12. 2026-06-01
    days on market $115,000 Active 294 DOM
13. 2026-05-31
    days on market $115,000 Active 293 DOM
14. 2026-03-26
    status Back on Market 811-char remark

    Show marketing remark (811 chars)

    !!Owner Finance Option!! Sales Price: $115K Down Payment: $15K 12% APR Principle, Interest & Taxes: $1,320.28 *Responsible for own insurance 30-yr Note NO Balloon Thank you for your interest! The house is currently being updated. Here's what has been & is being done: - All windows replaced with double-paned windows - All walls repaired - All walls being repainted - Newer Electric Stove/Oven (Gas is available) The price will go up again after the following is completed: - Minisplit for living room - Lower Kitchen cabinets redone - Kitchen Counters replaced - All light fixtures replaced - All Floors replaced - Window AC Units will be placed in bedrooms - Side door leading to back yard replaced - Water Heater Placed Also, the roof was replaced within the last 2 yrs.

15. 2026-03-18
    historical Active Option 811-char remark

    Show marketing remark (811 chars)

    !!Owner Finance Option!! Sales Price: $115K Down Payment: $15K 12% APR Principle, Interest & Taxes: $1,320.28 *Responsible for own insurance 30-yr Note NO Balloon Thank you for your interest! The house is currently being updated. Here's what has been & is being done: - All windows replaced with double-paned windows - All walls repaired - All walls being repainted - Newer Electric Stove/Oven (Gas is available) The price will go up again after the following is completed: - Minisplit for living room - Lower Kitchen cabinets redone - Kitchen Counters replaced - All light fixtures replaced - All Floors replaced - Window AC Units will be placed in bedrooms - Side door leading to back yard replaced - Water Heater Placed Also, the roof was replaced within the last 2 yrs.

16. 2025-09-06
    price $115,000 811-char remark

    Show marketing remark (811 chars)

    !!Owner Finance Option!! Sales Price: $115K Down Payment: $15K 12% APR Principle, Interest & Taxes: $1,320.28 *Responsible for own insurance 30-yr Note NO Balloon Thank you for your interest! The house is currently being updated. Here's what has been & is being done: - All windows replaced with double-paned windows - All walls repaired - All walls being repainted - Newer Electric Stove/Oven (Gas is available) The price will go up again after the following is completed: - Minisplit for living room - Lower Kitchen cabinets redone - Kitchen Counters replaced - All light fixtures replaced - All Floors replaced - Window AC Units will be placed in bedrooms - Side door leading to back yard replaced - Water Heater Placed Also, the roof was replaced within the last 2 yrs.

17. 2025-08-11
    listed $100,000 New 811-char remark

    Show marketing remark (811 chars)

    !!Owner Finance Option!! Sales Price: $115K Down Payment: $15K 12% APR Principle, Interest & Taxes: $1,320.28 *Responsible for own insurance 30-yr Note NO Balloon Thank you for your interest! The house is currently being updated. Here's what has been & is being done: - All windows replaced with double-paned windows - All walls repaired - All walls being repainted - Newer Electric Stove/Oven (Gas is available) The price will go up again after the following is completed: - Minisplit for living room - Lower Kitchen cabinets redone - Kitchen Counters replaced - All light fixtures replaced - All Floors replaced - Window AC Units will be placed in bedrooms - Side door leading to back yard replaced - Water Heater Placed Also, the roof was replaced within the last 2 yrs.

18. 2025-05-23
    soldstatus Sold 427-char remark

    Show marketing remark (427 chars)

    EASY ACCESS TO I-10! This 3 bedroom, 1 bath home will need some repairs, but it has a lot of potential and will even have a new roof. It is close to Martin Luther King Park and has easy access to I-10. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

19. 2025-05-03
    status Pending 427-char remark

    Show marketing remark (427 chars)

    EASY ACCESS TO I-10! This 3 bedroom, 1 bath home will need some repairs, but it has a lot of potential and will even have a new roof. It is close to Martin Luther King Park and has easy access to I-10. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

20. 2025-04-16
    listed $79,999 Active 427-char remark

    Show marketing remark (427 chars)

    EASY ACCESS TO I-10! This 3 bedroom, 1 bath home will need some repairs, but it has a lot of potential and will even have a new roof. It is close to Martin Luther King Park and has easy access to I-10. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$518/yr (+$43/mo · 32.7%)

ⓘ 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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,880
• − Mortgage interest: −$6,442
• − Property taxes: −$1,586
• − Insurance: −$575
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$3,345
• Taxable income: $2,230
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $3,402/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): 19,423
• Household income: $41,710
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 705.0

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% Black 30% Two or more races 22% White 8%
• Hispanic origin (detail): Mexican 47% Puerto Rican 1%
• Foreign-born: 11% · Canada
• 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: ▲ 23.86%
• Current HPI: 284.9844
• Rent YoY: ▲ 0.53%
• 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

+43.8% since first listed

7 events — show timeline

• 2026-03-26 Relisted — LERA
• 2026-03-18 Contingent — LERA
• 2025-09-06 Price Changed $115,000 LERA
• 2025-08-11 Listed $100,000 LERA
• 2025-05-23 Sold (MLS) — HARMLS
• 2025-05-03 Pending — HARMLS
• 2025-04-16 Listed $79,999 HARMLS

Property tax history

+1.8%/yr

Latest (2025): $1,586 · -54.2% YoY. Source: county tax records.