114 Lelani · San Antonio, TX 78242

$120,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 63 Days on market

Built 1961 6,838 sqft lot Est $179k · 33% 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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Project Property, potential for a beautiful vintage feel or bring in the new modern look! Great bones for a start up, finish at your own touch and taste! renovation and updating project was started on this property and put on hold due to change in plans, record shows 3 bedrooms and 1 bath and new plan project shows 4 bed and 2 baths with open floorplan, new walls updates and new beautiful cottage style double pane windows. Large front yard and backyard. Located near lackland military base with easy access to Freeways and store shopping centers. For Sale AS-IS WHERE IS. Please verify all measurements, schools, utilities, project upgrades and any other required data.

Key facts

• 6,838 sq ft lot
• Built 1961
• Listed 62 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment resources available
• HOA & community: Park/playground in the community

Exterior

• Parking: Converted garage (interior converted from garage)
• Utilities: Public water system
• Home design: Pre-owned single-family property; Approximate age: 65 years
• Construction: Siding and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Paved street; Subdivision: Lackland City

Interior

• Kitchen: Stove/Range
• Bedrooms: Master bedroom on lower level (approx. 12 x 11); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 9); Bedroom 4 (approx. 10 x 9)
• Flooring: Unstained concrete flooring
• Bathrooms: Two full bathrooms; Master bath without tub or shower
• Heating & cooling: Natural gas heat
• Interior features: Eat-in kitchen; Converted garage; One living area; Stove/Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• South San Antonio ISD (urban): math 13% / reading 20% proficiency, ranked #804 of 826 in TX (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Frank Madla El (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 398 students, 94% FRL); South San Antonio H S (math 27% / reading 32%, grade F, #1,112 of 1,632 statewide, top 70%, 1,786 students, 93% FRL) — zoned schools average 94% FRL vs 42% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% of the median local income ($51k/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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $179,086
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Lelani	0.00mi	4/2.0 (+1)	1,186 (0%)	6mo	$99,999	$84	86
6023 Redbrook Dr	0.20mi	3/2.0	1,184 (-0%)	2mo	$148,000	$125	85
5915 Middlefield	0.63mi	3/2.0	1,180 (-0%)	3mo	$175,900	$149	64
5906 Knoll Krest	0.41mi	3/2.0	1,285 (+8%)	2mo	$195,000	$152	61
5911 Middlefield	0.63mi	3/2.0	1,237 (+4%)	1mo	$195,000	$158	58
6019 Redbrook Dr	0.21mi	3/1.0	1,292 (+9%)	20mo	$145,000	$112	58
6027 Redbrook	0.20mi	3/1.0	1,023 (-14%)	12mo	$154,000	$151	57
6711 Greencastle	0.64mi	3/2.0	1,114 (-6%)	11mo	$179,969	$162	47
6507 Idlewood Dr	0.54mi	4/2.0 (+1)	1,167 (-2%)	20mo	$177,990	$153	46
5807 Stonybrook	0.62mi	4/1.0 (+1)	1,320 (+11%)	4mo	$182,900	$139	44
5807 Knoll Krest St	0.46mi	4/1.0 (+1)	1,266 (+7%)	22mo	$165,000	$130	43
6714 Greencastle	0.67mi	3/2.0	1,326 (+12%)	14mo	$199,700	$151	33

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-7,021
• Equity at exit: $17,892

10-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-1,490
• Equity at exit: $10,375

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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$629
• Tax from tax record: −$275 /mo · $3,300/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $264

Break-even live

Break-even rent $1,208

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $332	-5% $298	+0% $264	+5% $231	+10% $197
Rent	-10% $143	-5% $204	+0% $264	+5% $325	+10% $386
Rate	-1.0pp $325	-0.5pp $295	base $264	+0.5pp $233	+1.0pp $202

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 W Military Dr San Antonio, TX	1.0–3.0	1.0–2.0	972	$1,356	$1.40	3d	54	0.57mi
5350 Military Dr W Unit 710 San Antonio, TX	2.0	2.0	1082	$907	$0.84	17d	1	0.59mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	0.76mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	16d	1	0.79mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	3d	1	0.80mi
5619 Stonybrook Dr San Antonio, TX	3.0	1.0	888	$1,425	$1.60	45d	1	0.80mi
150 Rustleaf Dr San Antonio, TX	1.0–3.0	1.0–2.0	898	$1,099	$1.22	3d	46	0.82mi
5927 Mohave Vly San Antonio, TX	3.0	2.0	1464	$1,750	$1.20	25d	1	0.84mi
5547 Stonybrook Dr San Antonio, TX	3.0	2.0	1014	$1,425	$1.41	25d	1	0.87mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	25d	1	0.96mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	5d	1	0.98mi
326 Whitewood Dr San Antonio, TX	2.0	1.0	668	$1,216	$1.82	3d	8	1.13mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	3d	1	1.15mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	1.20mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	1.26mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	17d	1	1.36mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	1.37mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	25d	1	1.40mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	45d	1	1.42mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	3d	1	1.44mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	1.48mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	4d	31	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $120,000 Active 63 DOM
2. 2026-06-18
   days on market $120,000 Active 60 DOM
3. 2026-06-17
   days on market $120,000 Active 59 DOM
4. 2026-06-16
   days on market $120,000 Active 58 DOM
5. 2026-06-15
   statusdays on market $120,000 Active 57 DOM
6. 2026-06-13
   days on market $120,000 Back on Market 55 DOM
7. 2026-06-09
   days on market $120,000 Back on Market 51 DOM
8. 2026-06-08
   days on market $120,000 Back on Market 50 DOM
9. 2026-06-07
   remarks 517-char remark
10. 2026-06-07
    listed $120,000 Back on Market 49 DOM

ⓘ 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: $3,300 · $275/mo
• Projected year-2 tax: $3,300 · $275/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 2/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,514
• − Mortgage interest: −$6,722
• − Property taxes: −$3,300
• − Insurance: −$600
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$3,491
• Taxable income: $1,438
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,829/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: South San Antonio ISD
• NCES district ID: 4840680
• Math proficiency: 13% ▼ -20.00%
• Reading proficiency: 20% ▼ -10.00%
• Median HH income: $35,460
• Composite: 13.6/100
• National rank: #9511
• State rank: #804 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

+243.8% since first listed

32 events — show timeline

• 2026-06-05 Price Changed $120,000 LERA
• 2026-06-05 Relisted — LERA
• 2026-05-13 Listing Removed — LERA
• 2026-05-13 Price Changed $79,000 LERA
• 2026-05-12 Relisted — LERA
• 2026-04-23 Listing Removed — LERA
• 2026-04-20 Price Changed $80,000 LERA
• 2026-04-08 Relisted — LERA
• 2026-04-01 Contingent — LERA
• 2026-03-31 Price Changed $85,000 LERA
• 2026-03-23 Relisted — LERA
• 2026-03-14 Contingent — LERA
• 2026-03-09 Listed $88,000 LERA
• 2025-12-12 Sold (MLS) — LERA
• 2025-12-12 Sold (Public Records) — Public Records
• 2025-11-22 Pending — LERA
• 2025-09-26 Price Changed $99,999 LERA
• 2025-07-06 Price Changed $130,000 LERA
• 2025-06-18 Listed $150,000 LERA
• 2021-03-02 Sold (Public Records) — Public Records
• 2021-03-01 Sold (MLS) — LERA
• 2021-02-02 Pending — LERA
• 2021-01-30 Contingent — LERA
• 2020-09-03 Price Changed $90,000 LERA
• 2020-09-02 Listed $75,000 LERA
• 2009-05-11 Sold (MLS) — LERA
• 2009-04-09 Listing Removed — LERA
• 2009-03-20 Listed $34,900 LERA
• 2009-03-18 Listing Removed — LERA
• 2008-11-03 Listed $34,900 LERA
• 2006-09-26 Sold (Public Records) — Public Records
• 2006-06-27 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,300 · -9.8% YoY. Source: county tax records.