234 Kashmuir Pl · San Antonio, TX 78223-1412

$110,000

2 bd · 1.0 ba · 751 sqft · SingleFamily public records · 502 Days on market

Built 1948 7,492 sqft lot $146/sqft · 8% below area Est $119k · 8% under

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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 +17.1/30.0
• ARV discount +11.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 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

This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

Key facts

• Interior renovations
• 7,492 sq ft lot
• Built 1948

Tags

• INTERIOR RENOVATIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $76 ($910/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 1 active listings in the ZIP; 40 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 $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 502 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 502 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 1948 — 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: 1.06% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $119,316
• List price: $110,000
• Delta: -7.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
651 Glamis	0.36mi	2/1.0	758 (+1%)	14mo	$130,000	$172	70
641 Cravens Ave	0.32mi	2/1.0	744 (-1%)	17mo	$175,000	$235	70
741 Cravens	0.46mi	2/1.0	744 (-1%)	13mo	$114,900	$154	66
206 Eureka	0.54mi	1/1.0 (-1)	732 (-2%)	4mo	$115,000	$157	62
670 Mcdougal	0.54mi	2/1.0	780 (+4%)	8mo	$177,350	$227	62
626 Glamis	0.31mi	2/1.0	858 (+14%)	2mo	$79,900	$93	60
322 Cravens Ave	0.20mi	2/1.0	816 (+9%)	20mo	$119,000	$146	60
346 Pennystone	0.24mi	2/1.0	672 (-10%)	14mo	$60,000	$89	59
122 Villareal St	0.58mi	2/1.0	720 (-4%)	24mo	$137,000	$190	46
1114 Ada St	0.44mi	3/2.0 (+1)	784 (+4%)	22mo	$197,500	$252	45
2326 Hiawatha	0.64mi	2/1.0	672 (-10%)	12mo	$97,000	$144	42
111 Golden Crown	0.62mi	2/1.0	828 (+10%)	21mo	$145,000	$175	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $18,152
• Equity at exit: $49,461

10-year hold

• IRR: 12.6%
• Equity multiple: 2.88×
• Total profit: $57,970
• Equity at exit: $76,225

Cash invested: $30,800 (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 78223-1412

• Active inventory: 1
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$577
• Tax from tax record: −$227 /mo · $2,724/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $76

Break-even live

Break-even rent $1,076

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Kashmuir Pl Unit 3 San Antonio, TX	2.0	1.0	732	$1,197	$1.64	16d	1	0.10mi
311 Glamis Ave Unit 2 San Antonio, TX	3.0	1.0	900	$1,395	$1.55	43d	1	0.23mi
311 Glamis Ave San Antonio, TX	3.0	1.0	1100	$1,295	$1.18	4d	1	0.23mi
611 Kashmuir Pl San Antonio, TX	3.0	1.0	1008	$1,800	$1.79	43d	1	0.62mi
1124 Vanderbilt St San Antonio, TX	3.0	1.0	1095	$1,350	$1.23	43d	1	0.66mi
2335 Nopal St Unit 108 San Antonio, TX	2.0	1.0	805	$975	$1.21	4d	1	0.68mi
2307 McKinley Ave San Antonio, TX	3.0	2.0	1059	$1,495	$1.41	43d	1	0.79mi
768 Avondale Ave Unit 202 San Antonio, TX	3.0	1.5	1050	$1,195	$1.14	3d	1	0.82mi
4700 Stringfellow Dr San Antonio, TX	2.0	1.0–2.0	904	$922	$1.02	1d	3	0.92mi
1829 E Highland Blvd San Antonio, TX	2.0	1.0	640	$950	$1.48	43d	1	1.04mi
1506 Schley Ave San Antonio, TX	1.0	1.0	725	$850	$1.17	43d	1	1.06mi
4622 Clark Ave San Antonio, TX	1.0–4.0	1.0–2.0	859	$1,201	$1.40	43d	1	1.06mi
515 Stratford Ct Unit NA San Antonio, TX	3.0	1.0	895	$1,550	$1.73	43d	1	1.10mi
326 Sublett Dr San Antonio, TX	2.0	1.0	912	$1,350	$1.48	23d	1	1.13mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	43d	1	1.16mi
2407 S New Braunfels Ave Unit 3 San Antonio, TX	2.0	1.0	800	$825	$1.03	23d	1	1.16mi
3435 E Southcross Blvd San Antonio, TX	1.0–2.0	1.0–2.0	867	$1,254	$1.45	43d	1	1.19mi
1303 Rigsby Ave Unit 610 San Antonio, TX	1.0	1.0	750	$984	$1.31	3d	1	1.22mi
1303 Rigsby Ave Unit 710 San Antonio, TX	2.0	2.0	950	$1,173	$1.23	3d	1	1.22mi
843 Rigsby Ave Unit 2 San Antonio, TX	1.0	1.0	600	$1,100	$1.83	23d	1	1.25mi
2219 S New Braunfels Ave San Antonio, TX	2.0	1.0	952	$1,050	$1.10	23d	1	1.26mi
116 Kathy Dr San Antonio, TX	1.0	1.0	852	$1,125	$1.32	43d	1	1.27mi
2011 Dollarhide Ave San Antonio, TX	1.0–2.0	1.0	730	$1,150	$1.58	21d	5	1.27mi
523 Bailey Ave San Antonio, TX	2.0	2.0	960	$1,500	$1.56	23d	1	1.27mi
329 Hot Wells Blvd Unit R San Antonio, TX	1.0	1.0	800	$850	$1.06	23d	1	1.29mi
111 Quinta St San Antonio, TX	3.0	2.0	909	$1,295	$1.42	1d	1	1.30mi
838 Hammond Ave San Antonio, TX	2.0	1.0	888	$1,300	$1.46	43d	1	1.30mi
6222 S New Braunfels Ave San Antonio, TX	1.0–4.0	1.0–2.0	1258	$1,181	$0.94	10d	12	1.30mi
510 Avant Ave San Antonio, TX	1.0	1.0	956	$700	$0.73	3d	1	1.32mi
1528 Steves Ave Unit 1 San Antonio, TX	2.0	1.0	940	$1,025	$1.09	43d	1	1.32mi
926 E Drexel Ave Unit 1 San Antonio, TX	1.0	1.0	850	$975	$1.15	23d	1	1.32mi
6410 S New Braunfels Ave San Antonio, TX	1.0–3.0	1.0–2.0	1017	$1,232	$1.21	3d	21	1.35mi
3400 Roland Rd San Antonio, TX	1.0–2.0	1.0	769	$999	$1.30	21d	1	1.35mi
236 E Dullnig Ct San Antonio, TX	1.0	1.0	800	$899	$1.12	43d	1	1.36mi
236 E Dullnig Ct San Antonio, TX	1.0	1.0	850	$850	$1.00	2d	1	1.36mi
1131 McKinley Ave San Antonio, TX	2.0	1.0	1000	$1,550	$1.55	4d	1	1.36mi
540 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	730	$925	$1.27	17d	1	1.37mi
540 Kayton Ave San Antonio, TX	1.0	1.0	730	$950	$1.30	17d	1	1.37mi
538 Kayton Ave Unit 540 San Antonio, TX	1.0	1.0	731	$925	$1.27	17d	1	1.38mi
538 Kayton Ave San Antonio, TX	1.0	1.0	735	$925	$1.26	16d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   days on market $110,000 Active 502 DOM
2. 2026-06-17
   days on market $110,000 Active 501 DOM
3. 2026-06-16
   days on market $110,000 Active 500 DOM
4. 2026-06-15
   days on market $110,000 Active 499 DOM
5. 2026-06-13
   statusdays on market $110,000 Active 497 DOM
6. 2026-06-09
   days on market $110,000 Back on Market 493 DOM
7. 2026-06-08
   days on market $110,000 Back on Market 492 DOM
8. 2026-06-07
   days on market $110,000 Back on Market 491 DOM
9. 2026-06-04
   days on market $110,000 Back on Market 488 DOM
10. 2026-06-03
    days on market $110,000 Back on Market 487 DOM
11. 2026-06-02
    statusdays on market $110,000 Back on Market 486 DOM
12. 2026-06-01
    days on market $110,000 Active Option 485 DOM
13. 2026-05-31
    days on market $110,000 Active Option 484 DOM
14. 2026-05-19
    historical Active Option 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

15. 2026-03-13
    price $110,000 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

16. 2026-01-26
    status Back on Market 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

17. 2026-01-19
    historical Active Option 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

18. 2025-12-15
    status Back on Market 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

19. 2025-11-25
    historical Active Option 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

20. 2025-11-05
    status Back on Market 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

21. 2025-10-14
    historical Active Option 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

22. 2025-04-03
    status Back on Market 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

23. 2025-01-22
    status Pending 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

24. 2024-12-23
    historical Active Option 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

25. 2024-11-22
    listed $120,000 New 139-char remark

    Show marketing remark (139 chars)

    This 2/1 house has had interior renovations performed but still needs some work on the exterior. The house is available for Seller-Finance.

26. 2022-12-16
    soldstatus
27. 2015-09-09
    soldstatus
28. 2014-05-28
    soldstatus
29. 2014-02-18
    soldstatus Sold 188-char remark

    Show marketing remark (188 chars)

    Nice SE side cottage home with potential cash flow for the right investor. Close to the bus line and walk away to South side Lions park with walking tails, city pool, and baseball fields.

30. 2014-02-18
    soldstatus

    Show marketing remark (188 chars)

    Nice SE side cottage home with potential cash flow for the right investor. Close to the bus line and walk away to South side Lions park with walking tails, city pool, and baseball fields.

31. 2014-01-07
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Nice SE side cottage home with potential cash flow for the right investor. Close to the bus line and walk away to South side Lions park with walking tails, city pool, and baseball fields.

32. 2013-12-16
    price $40,000 Price Change 188-char remark

    Show marketing remark (188 chars)

    Nice SE side cottage home with potential cash flow for the right investor. Close to the bus line and walk away to South side Lions park with walking tails, city pool, and baseball fields.

33. 2013-11-12
    listed $49,500 New 188-char remark

    Show marketing remark (188 chars)

    Nice SE side cottage home with potential cash flow for the right investor. Close to the bus line and walk away to South side Lions park with walking tails, city pool, and baseball fields.

ⓘ 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: $2,724 · $227/mo
• Projected year-2 tax: $2,724 · $227/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $14,058
• − Mortgage interest: −$6,162
• − Property taxes: −$2,724
• − Insurance: −$550
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,200
• Taxable loss: −$827
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,108/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+122.2% since first listed

20 events — show timeline

• 2026-05-19 Contingent — LERA
• 2026-03-13 Price Changed $110,000 LERA
• 2026-01-26 Relisted — LERA
• 2026-01-19 Contingent — LERA
• 2025-12-15 Relisted — LERA
• 2025-11-25 Contingent — LERA
• 2025-11-05 Relisted — LERA
• 2025-10-14 Contingent — LERA
• 2025-04-03 Relisted — LERA
• 2025-01-22 Pending — LERA
• 2024-12-23 Contingent — LERA
• 2024-11-22 Listed $120,000 LERA
• 2022-12-16 Sold (Public Records) — Public Records
• 2015-09-09 Sold (Public Records) — Public Records
• 2014-05-28 Sold (Public Records) — Public Records
• 2014-02-18 Sold (MLS) — LERA
• 2014-02-18 Sold (Public Records) — Public Records
• 2014-01-07 Pending — LERA
• 2013-12-16 Price Changed $40,000 LERA
• 2013-11-12 Listed $49,500 LERA

Property tax history

+6.7%/yr

Latest (2025): $2,724 · -1.8% YoY. Source: county tax records.