13239 Larkway · San Antonio, TX 78233

$169,900

2 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 91 Days on market

Built 1983 5,662 sqft lot $125/sqft · 27% below area Est $232k · 27% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great move-in ready bungalow style home nestled quietly at end of Cul-de-sac* Big main Living area with desirable brick Fireplace, Vaulted ceiling, Recess lighting* Living & Dining combo* New Stainless steel kitchen Stove/Oven & built-in Microwave, New desirable Corian countertops, Eat-in Kitchen area* Primary Bedroom w/big Walk-in Closet* Inside Utility Rm* New Flooring throughout* 2-Car Garage w/new auto garage door opener* Big driveway/plenty of parking; Boat or RV Parking*

Key facts

• Brick fireplace
• Vaulted ceiling
• Recess lighting

Tags

• BUNGALOW STYLE HOME
• BRICK FIREPLACE
• VAULTED CEILING
• RECESS LIGHTING
• STAINLESS STEEL KITCHEN STOVE
• BUILT-IN MICROWAVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (12.7% below list).
• Recommended offer: $134k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodstone El (math 38% / reading 38%, grade F, #1,709 of 4,322 statewide, top 40%, 552 students, 74% FRL); Wood Middle (math 20% / reading 34%, grade F, #1,177 of 1,662 statewide, top 72%, 706 students, 72% FRL); Madison H S (math 26% / reading 49%, grade F, #888 of 1,632 statewide, top 55%, 2,850 students, 53% FRL) — zoned schools average 66% FRL vs 41% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.1%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 91 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% 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 $134,347 (20.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 9.5

CMA / ARV

• ARV (median comp): $232,207
• List price: $169,900
• Delta: -26.83%
• 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
13246 Larkwalk	0.02mi	3/2.0 (+1)	1,339 (-2%)	8mo	$237,990	$178	85
5707 Larkdale Dr	0.10mi	3/2.0 (+1)	1,258 (-8%)	1mo	$239,000	$190	77
13214 Larkbrook St	0.12mi	3/2.0 (+1)	1,488 (+9%)	0mo	$234,990	$158	74
12903 Parton	0.38mi	3/2.0 (+1)	1,399 (+3%)	0mo	$255,000	$182	72
13231 Wood Climb	0.16mi	3/2.0 (+1)	1,478 (+9%)	6mo	$228,000	$154	68
5527 Colewood	0.39mi	3/2.0 (+1)	1,319 (-3%)	5mo	$179,900	$136	68
13722 Earlywood	0.32mi	3/2.0 (+1)	1,296 (-5%)	8mo	$198,800	$153	65
12331 Constitution St	0.68mi	3/2.0 (+1)	1,331 (-2%)	1mo	$215,000	$162	59
5819 Champions Hl	0.70mi	3/2.0 (+1)	1,416 (+4%)	3mo	$236,500	$167	53
5619 Sunup Dr	0.40mi	3/2.0 (+1)	1,216 (-11%)	7mo	$204,999	$169	52
13106 Feather Pt	0.60mi	3/2.0 (+1)	1,509 (+11%)	8mo	$199,500	$132	42
13907 Mission Vly	0.64mi	3/2.0 (+1)	1,198 (-12%)	8mo	$145,000	$121	39

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: -28.9%
• Equity multiple: 0.06×
• Total profit: $-44,550
• Equity at exit: $25,333

10-year hold

• IRR: -51.7%
• Equity multiple: -0.50×
• Total profit: $-71,504
• Equity at exit: $14,690

Cash invested: $47,572 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 308
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$891
• Tax from tax record: −$411 /mo · $4,929/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-201

Break-even live

Break-even rent $1,737

Max offer price $134,347

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-153	+0% $-201	+5% $-249	+10% $-297
Rent	-10% $-318	-5% $-260	+0% $-201	+5% $-143	+10% $-84
Rate	-1.0pp $-116	-0.5pp $-158	base $-201	+0.5pp $-245	+1.0pp $-290

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13202 Larkwalk St San Antonio, TX	3.0	2.0	1371	$1,500	$1.09	17d	1	0.11mi
13406 Fawnwood St San Antonio, TX	3.0	2.0	1132	$1,700	$1.50	46d	1	0.22mi
5511 Eaglewood St San Antonio, TX	3.0	2.0	1100	$1,700	$1.55	4d	1	0.26mi
13719 Earlywood St San Antonio, TX	3.0	1.5	1197	$1,399	$1.17	46d	1	0.29mi
13514 Fawnwood St San Antonio, TX	3.0	2.0	1100	$1,555	$1.41	20d	1	0.33mi
13031 Oconnor Cv San Antonio, TX	3.0	2.0	1250	$1,395	$1.12	26d	1	0.35mi
13025 O'Connor Cv San Antonio, TX	3.0	2.0	1212	$1,295	$1.07	46d	1	0.35mi
13023 Oconnor Cv San Antonio, TX	3.0	2.0	1212	$1,295	$1.07	20d	1	0.35mi
13023 Oconnor Cv San Antonio, TX	3.0	2.0	1212	$1,295	$1.07	46d	1	0.35mi
12923 Parton Ln San Antonio, TX	3.0	2.0	1568	$1,600	$1.02	26d	1	0.40mi
13656 O'Connor Rd Apt 710 San Antonio, TX	2.0	2.0	970	$944	$0.97	0d	1	0.40mi
13658 Oconnor Rd San Antonio, TX	1.0–3.0	1.0–2.0	948	$1,288	$1.36	0d	26	0.49mi
14343 Judson Rd San Antonio, TX	2.0	1.0–2.0	854	$1,237	$1.45	10d	6	0.51mi
14343 Judson Rd San Antonio, TX	1.0–2.0	1.0–2.0	794	$1,475	$1.86	26d	5	0.51mi
5410 Champions Hill Dr San Antonio, TX	3.0	2.0	1097	$1,550	$1.41	46d	1	0.52mi
12423 Cannonade St San Antonio, TX	3.0	2.0	1330	$1,560	$1.17	6d	1	0.54mi
13934 Mission Vly San Antonio, TX	3.0	2.0	1762	$1,900	$1.08	6d	1	0.58mi
6111 Quail Feather Ln San Antonio, TX	3.0	2.5	1456	$1,895	$1.30	22d	1	0.59mi
6011 Little Brandywine Crk San Antonio, TX	3.0	2.0	1314	$1,550	$1.18	0d	1	0.60mi
14310 Nacogdoches Rd Unit 710 San Antonio, TX	2.0	2.0	1261	$1,272	$1.01	0d	1	0.61mi
5801 Lake Champlain St San Antonio, TX	3.0	2.0	1288	$2,300	$1.79	26d	1	0.64mi
14311 Arrowood San Antonio, TX	3.0	2.0	1409	$2,100	$1.49	26d	1	0.68mi
14650 Nacogdoches Rd San Antonio, TX	2.0	2.0	1141	$1,049	$0.92	26d	1	0.71mi
14650 Nacogdoches Rd San Antonio, TX	3.0	2.0	1380	$1,249	$0.91	6d	1	0.71mi
12315 Constitution St San Antonio, TX	3.0	2.0	1450	$1,675	$1.16	46d	1	0.71mi
12315 Constitution St San Antonio, TX	3.0	2.0	1398	$1,675	$1.20	26d	1	0.71mi
13811 Flairwood St San Antonio, TX	3.0	2.0	1283	$2,000	$1.56	26d	1	0.77mi
12714 La Quinta San Antonio, TX	3.0	2.0	1626	$1,950	$1.20	26d	1	0.78mi
14650 Nacogdoches Rd Unit 2-0603 San Antonio, TX	2.0	2.0	1067	$1,279	$1.20	46d	1	0.79mi
14650 Nacogdoches Rd Unit 1-0501 San Antonio, TX	2.0	2.0	1012	$1,479	$1.46	46d	1	0.79mi
6311 Marrogot Run St San Antonio, TX	3.0	2.0	1278	$1,690	$1.32	0d	1	0.79mi
14722 Nacogdoches Rd San Antonio, TX	1.0–2.0	1.0–2.0	807	$1,205	$1.49	0d	20	0.81mi
13147 Independence Ave San Antonio, TX	2.0	2.0	1100	$1,175	$1.07	5d	1	0.85mi
6306 Luglio Ln Unit 104 San Antonio, TX	3.0	2.5	1324	$1,495	$1.13	6d	1	0.86mi
12426 Magnifico St San Antonio, TX	3.0	2.0	1501	$2,000	$1.33	46d	1	0.89mi
4971 Dare Ln San Antonio, TX	3.0	2.0	1386	$1,500	$1.08	16d	1	0.89mi
14211 Yellow Warbler San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	46d	1	0.90mi
6311 Melanzane Ave Unit 1 San Antonio, TX	3.0	2.5	1218	$1,395	$1.15	18d	1	0.90mi
6308 Worchester Knl San Antonio, TX	3.0	2.0	1147	$1,350	$1.18	26d	1	0.90mi
14900 Nacogdoches Rd Unit 710 San Antonio, TX	2.0	2.0	1324	$1,319	$1.00	0d	1	0.91mi

Listing history 27 events

1. 2026-06-02
   status $169,900 Pending 91 DOM
2. 2026-06-01
   days on market $169,900 Active Option 91 DOM
3. 2026-05-31
   days on market $169,900 Active Option 90 DOM
4. 2026-05-14
   historical Active Option 489-char remark

   Show marketing remark (489 chars)

   Great move-in ready bungalow style home nestled quietly at end of Cul-de-sac* Big main Living area with desirable brick Fireplace, Vaulted ceiling, Recess lighting* Living & Dining combo* New Stainless steel kitchen Stove/Oven & built-in Microwave, New desirable Corian countertops, Eat-in Kitchen area* Primary Bedroom w/big Walk-in Closet* Inside Utility Rm* New Flooring throughout* 2-Car Garage w/new auto garage door opener* Big driveway/plenty of parking; Boat or RV Parking*

5. 2026-05-05
   price $169,900 489-char remark

   Show marketing remark (489 chars)

   Great move-in ready bungalow style home nestled quietly at end of Cul-de-sac* Big main Living area with desirable brick Fireplace, Vaulted ceiling, Recess lighting* Living & Dining combo* New Stainless steel kitchen Stove/Oven & built-in Microwave, New desirable Corian countertops, Eat-in Kitchen area* Primary Bedroom w/big Walk-in Closet* Inside Utility Rm* New Flooring throughout* 2-Car Garage w/new auto garage door opener* Big driveway/plenty of parking; Boat or RV Parking*

6. 2026-03-21
   price $179,900 489-char remark

   Show marketing remark (489 chars)

   Great move-in ready bungalow style home nestled quietly at end of Cul-de-sac* Big main Living area with desirable brick Fireplace, Vaulted ceiling, Recess lighting* Living & Dining combo* New Stainless steel kitchen Stove/Oven & built-in Microwave, New desirable Corian countertops, Eat-in Kitchen area* Primary Bedroom w/big Walk-in Closet* Inside Utility Rm* New Flooring throughout* 2-Car Garage w/new auto garage door opener* Big driveway/plenty of parking; Boat or RV Parking*

7. 2026-03-02
   listed $184,900 New 489-char remark

   Show marketing remark (489 chars)

   Great move-in ready bungalow style home nestled quietly at end of Cul-de-sac* Big main Living area with desirable brick Fireplace, Vaulted ceiling, Recess lighting* Living & Dining combo* New Stainless steel kitchen Stove/Oven & built-in Microwave, New desirable Corian countertops, Eat-in Kitchen area* Primary Bedroom w/big Walk-in Closet* Inside Utility Rm* New Flooring throughout* 2-Car Garage w/new auto garage door opener* Big driveway/plenty of parking; Boat or RV Parking*

8. 2026-02-28
   historical
9. 2026-02-26
   price $184,900
10. 2026-01-06
    status Back on Market
11. 2025-12-31
    historical Active Option
12. 2025-12-18
    price $189,900
13. 2025-11-05
    price $194,900
14. 2025-10-16
    price $199,900
15. 2025-09-28
    listed $208,000 New
16. 2025-07-06
    historical
17. 2025-05-30
    status Back on Market
18. 2025-05-23
    historical Active Option
19. 2025-05-21
    price $149,900
20. 2025-04-30
    price $155,900
21. 2025-04-07
    status Back on Market
22. 2025-03-31
    historical Active Option
23. 2025-03-10
    listed $169,900 New
24. 2005-04-20
    soldstatus
25. 1999-11-18
    soldstatus
26. 1997-02-01
    soldstatus
27. 1987-08-01
    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: $4,929 · $411/mo
• Projected year-2 tax: $4,929 · $411/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 ≥107°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: $17,791
• − Mortgage interest: −$9,517
• − Property taxes: −$4,929
• − Insurance: −$850
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,943
• Taxable loss: −$5,293
• Est. tax savings @ 24.0%: +$1,270
• After-tax cash flow: $-1,145/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 1% Other Asian/Pacific 1%

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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

+0.0% since first listed

24 events — show timeline

• 2026-05-14 Contingent — LERA
• 2026-05-05 Price Changed $169,900 LERA
• 2026-03-21 Price Changed $179,900 LERA
• 2026-03-02 Listed $184,900 LERA
• 2026-02-28 Listing Removed — LERA
• 2026-02-26 Price Changed $184,900 LERA
• 2026-01-06 Relisted — LERA
• 2025-12-31 Contingent — LERA
• 2025-12-18 Price Changed $189,900 LERA
• 2025-11-05 Price Changed $194,900 LERA
• 2025-10-16 Price Changed $199,900 LERA
• 2025-09-28 Listed $208,000 LERA
• 2025-07-06 Listing Removed — LERA
• 2025-05-30 Relisted — LERA
• 2025-05-23 Contingent — LERA
• 2025-05-21 Price Changed $149,900 LERA
• 2025-04-30 Price Changed $155,900 LERA
• 2025-04-07 Relisted — LERA
• 2025-03-31 Contingent — LERA
• 2025-03-10 Listed $169,900 LERA
• 2005-04-20 Sold (Public Records) — Public Records
• 1999-11-18 Sold (Public Records) — Public Records
• 1997-02-01 Sold (Public Records) — Public Records
• 1987-08-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,929 · -6.4% YoY. Source: county tax records.