602 E Langley · Universal City, TX 78148

$125,000

3 bd · 2.0 ba · 1,733 sqft · SingleFamily public records · 72 Days on market

Built 1962 8,624 sqft lot Est $250k · 50% under ↓ 30% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL -END BUYERS ONLY! NO WHOLESALERS, NO DAISY-CHAINS. Buyer to pay all closing costs (settlement fees, recording and title fees), No survey available. Buyer's expense if needed. Located in an ideal neighborhood, a short drive to 1604, 35N, the Forum, Randolph Airforce Base and so much more! This home is PRICED TO SELL! Turn this into your next long-term rental or flip. So much potential and opportunity! Don't let this one pass you by.

Key facts

• 8,624 sq ft lot
• Built 1962
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.1% in Universal City — 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 74/100 on livability (#174 in TX, #4,608 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, commute F.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents flat; 128 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $864 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 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1962 — 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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $249,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 National	0.16mi	3/2.0	1,741 (+0%)	2mo	$215,000	$123	90
104 Circle	0.23mi	3/2.0	1,685 (-3%)	12mo	$169,000	$100	74
425 E Wright Blvd	0.11mi	3/2.5	1,895 (+9%)	11mo	$219,000	$116	68
121 Beechwood Ave	0.51mi	3/2.0	1,766 (+2%)	9mo	$274,900	$156	66
309 North Blvd	0.57mi	4/2.0 (+1)	1,755 (+1%)	2mo	$265,000	$151	64
142 Winn	0.35mi	3/2.0	1,601 (-8%)	10mo	$264,000	$165	62
114 Beechwood	0.51mi	4/2.0 (+1)	1,637 (-6%)	4mo	$229,900	$140	59
134 Oaklane	0.51mi	4/2.0 (+1)	1,835 (+6%)	6mo	$265,000	$144	56
101 Trudy	0.43mi	4/3.0 (+1)	1,825 (+5%)	10mo	$181,000	$99	53
102 Lemonwood Ave	0.50mi	3/2.0	1,990 (+15%)	5mo	$289,000	$145	48
300 Mitchell	0.55mi	3/2.0	1,940 (+12%)	14mo	$295,500	$152	42
114 Crystal Cyn	0.75mi	3/2.0	1,561 (-10%)	11mo	$220,000	$141	40

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,769
• Equity at exit: $18,638

10-year hold

• IRR: 8.3%
• Equity multiple: 1.56×
• Total profit: $19,455
• Equity at exit: $10,808

Cash invested: $35,000 (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 78148

• Home prices YoY: -11.5%
• Rents YoY: 0.6%
• Active inventory: 128
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$656
• Tax from tax record: −$234 /mo · $2,804/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $408

Break-even live

Break-even rent $1,191

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $479	-5% $444	+0% $408	+5% $373	+10% $338
Rent	-10% $273	-5% $341	+0% $408	+5% $476	+10% $543
Rate	-1.0pp $471	-0.5pp $440	base $408	+0.5pp $376	+1.0pp $343

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Scott Ave Universal City, TX	3.0	2.0	1135	$1,500	$1.32	5d	1	0.22mi
317 E Lindbergh Blvd Universal City, TX	3.0	2.0	1379	$2,100	$1.52	2d	1	0.23mi
222 E Lindbergh Blvd Universal City, TX	4.0	2.5	1750	$2,100	$1.20	2d	1	0.34mi
317 North Blvd Universal City, TX	3.0	2.0	1492	$2,095	$1.40	2d	1	0.55mi
149 Village Grn Universal City, TX	2.0	1.0	765	$1,120	$1.46	10d	10	0.59mi
400 Mitchell Ave Schertz, TX	3.0	2.0	1104	$1,450	$1.31	18d	1	0.68mi
101 Deerglen Ave Universal City, TX	3.0	2.0	1470	$1,600	$1.09	24d	1	0.83mi
1301 Red Barn Run Schertz, TX	3.0	2.0	1736	$2,100	$1.21	24d	1	0.89mi
704 Curtiss Ave Schertz, TX	2.0	1.0	1188	$1,395	$1.17	15d	1	0.98mi
704 Curtiss Ave Schertz, TX	2.0	1.0	1188	$1,395	$1.17	13d	1	0.98mi
381 Meadow View Dr Schertz, TX	2.0–3.0	1.0–2.0	1060	$1,479	$1.40	10d	1	1.03mi
400 Pfeil St Unit 400 Schertz, TX	3.0	2.0	1200	$1,280	$1.07	3d	1	1.06mi
800 Brooks Ave Schertz, TX	3.0	2.0	1745	$1,550	$0.89	24d	1	1.06mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	24d	1	1.11mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	22d	1	1.11mi
330 Kitty Hawk Rd Universal City, TX	3.0	1.0–2.0	826	$1,335	$1.62	2d	40	1.37mi

Listing history 13 events

1. 2026-06-18
   days on market $125,000 Active 72 DOM
2. 2026-06-17
   days on market $125,000 Active 71 DOM
3. 2026-06-16
   days on market $125,000 Active 70 DOM
4. 2026-06-13
   statusdays on market $125,000 Active 67 DOM
5. 2026-06-13
   days on market $125,000 Back on Market 66 DOM
6. 2026-06-09
   days on market $125,000 Back on Market 63 DOM
7. 2026-06-08
   days on market $125,000 Back on Market 62 DOM
8. 2026-06-07
   days on market $125,000 Back on Market 61 DOM
9. 2026-06-04
   days on market $125,000 Back on Market 58 DOM
10. 2026-06-03
    pricestatusdays on market $125,000 Back on Market 57 DOM
11. 2026-04-23
    status Pending
12. 2026-04-17
    price $105,000
13. 2026-02-26
    listed $149,900 New

ⓘ 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: $2,804 · $234/mo
• Projected year-2 tax: $2,804 · $234/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,501
• − Mortgage interest: −$7,002
• − Property taxes: −$2,804
• − Insurance: −$625
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$3,636
• Taxable income: $3,154
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $4,144/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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — Universal City

• Score: 74/100
• State rank: #174
• US rank: #4608

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B- Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Universal City, TX
• County: Bexar County · 1,990,555 people
• City population: 22,187
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,187
• Household income: $74,783
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 723.0

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 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 38% Two or more races 19% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 31% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 2% Tagalog/Filipino 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: ▼ -32.94%
• Current HPI: 252.7143
• Rent YoY: ▲ 0.58%
• 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

-30.0% since first listed

3 events — show timeline

• 2026-04-23 Pending — LERA
• 2026-04-17 Price Changed $105,000 LERA
• 2026-02-26 Listed $149,900 LERA

Property tax history

+5.7%/yr

Latest (2025): $2,804 · -47.4% YoY. Source: county tax records.