114 Shadowlight Ter · San Antonio, TX 78233

$164,900

3 bd · 2.0 ba · 1,112 sqft · SingleFamily public records · 81 Days on market

Built 1960 6,882 sqft lot $148/sqft · 18% below area Est $201k · 18% 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 +8.7/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Move-in Ready home is ready for new owners!

Key facts

• 6,882 sq ft lot
• Built 1960
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.9% below list).
• Recommended offer: $140k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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: Clear Spring El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 318 students, 89% FRL); Krueger Middle (math 37% / reading 34%, grade F, #827 of 1,662 statewide, top 51%, 813 students, 77% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 79% FRL vs 41% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 44% district-wide (-15 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• 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 17d 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 81 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $140,498 (14.8% 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 81 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 9.2

CMA / ARV

• ARV (median comp): $200,682
• List price: $164,900
• Delta: -17.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Shadowlight Ter	0.00mi	4/1.0 (+1)	1,112 (0%)	0mo	$164,900	$148	91
168 Booker Palm	0.46mi	2/2.0 (-1)	1,150 (+3%)	2mo	$197,000	$171	66
103 Starlight Ter	0.14mi	4/1.0 (+1)	1,212 (+9%)	6mo	$168,468	$139	65
314 Centerway Dr	0.08mi	3/1.0	1,222 (+10%)	19mo	$220,000	$180	60
9627 Heidelberg St	0.45mi	3/1.0	1,150 (+3%)	12mo	$160,000	$139	59
118 Beacon Bay	0.37mi	2/2.0 (-1)	1,150 (+3%)	17mo	$186,990	$163	58
115 Goforth	0.44mi	3/2.0	1,008 (-9%)	13mo	$235,000	$233	53
126 Starlight Ter	0.14mi	3/1.0	966 (-13%)	22mo	$135,990	$141	49
5714 Bienville	0.67mi	3/1.0	977 (-12%)	11mo	$91,500	$94	35
5711 Bienville Dr	0.66mi	3/1.0	963 (-13%)	24mo	$180,000	$187	23

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-39,745
• Equity at exit: $24,587

10-year hold

• IRR: -41.0%
• Equity multiple: -0.35×
• Total profit: $-62,245
• Equity at exit: $14,258

Cash invested: $46,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,486 high
• Mortgage (P&I): −$865
• Tax from tax record: −$379 /mo · $4,542/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-138

Break-even live

Break-even rent $1,661

Max offer price $140,498

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-91	+0% $-138	+5% $-185	+10% $-231
Rent	-10% $-256	-5% $-197	+0% $-138	+5% $-79	+10% $-21
Rate	-1.0pp $-55	-0.5pp $-96	base $-138	+0.5pp $-181	+1.0pp $-224

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	6d	1	0.17mi
9919 Grove Mist Unit 104 San Antonio, TX	3.0	2.5	1300	$1,425	$1.10	9d	1	0.37mi
9919 Grove Mist Unit 4 San Antonio, TX	3.0	2.5	1360	$1,495	$1.10	25d	1	0.37mi
9934 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,538	$1.26	4d	2	0.37mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	45d	1	0.37mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	45d	1	0.37mi
9911 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	25d	1	0.38mi
9911 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	45d	1	0.38mi
9911 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	12d	2	0.38mi
9930 Hazy Bnd Unit 3 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	45d	1	0.38mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,595	$1.11	0d	1	0.39mi
9903 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	45d	1	0.39mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	25d	1	0.39mi
9903 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	4d	2	0.39mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	45d	1	0.39mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	18d	1	0.39mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	6d	1	0.40mi
9918 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1246	$1,350	$1.08	16d	1	0.41mi
5206 Wurzbach Pkwy Unit 710 San Antonio, TX	2.0	2.0	1024	$1,545	$1.51	0d	1	0.42mi
9910 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	22d	1	0.42mi
9910 Hazy Bnd Unit 1 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	25d	1	0.42mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	16d	1	0.42mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	45d	1	0.42mi
9906 Hazy Bnd Unit 103 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	25d	1	0.42mi
9906 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	4d	1	0.42mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	5d	1	0.45mi
5314 Randolph Blvd Apt 903 San Antonio, TX	2.0	2.0	924	$1,110	$1.20	25d	1	0.47mi
5314 Randolph Blvd Apt 714 San Antonio, TX	2.0	2.0	924	$1,110	$1.20	45d	1	0.47mi
5314 Randolph Blvd Apt 603 San Antonio, TX	2.0	1.0	842	$1,010	$1.20	6d	1	0.47mi
18 Beacon Bay San Antonio, TX	3.0	2.5	1441	$1,695	$1.18	45d	1	0.54mi
10306 Pinehurst Run San Antonio, TX	3.0	2.0	1271	$1,750	$1.38	0d	1	0.67mi
11411 Crosswinds Way San Antonio, TX	3.0	1.0–2.0	944	$2,101	$2.22	4d	20	0.79mi
5411 Encanta St San Antonio, TX	3.0	1.5	1053	$1,435	$1.36	45d	1	0.86mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,155	$1.18	0d	12	0.93mi
4530 Longvale Dr San Antonio, TX	3.0	1.0	1000	$1,375	$1.38	16d	1	1.01mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	25d	1	1.03mi
4620 Thousand Oaks Dr San Antonio, TX	1.0–2.0	1.0–2.0	717	$1,205	$1.68	9d	19	1.03mi
11823 Casa Alto St San Antonio, TX	3.0	1.0	968	$1,340	$1.38	0d	1	1.05mi
4518 Clear Spring Dr San Antonio, TX	3.0	1.0	864	$1,275	$1.48	16d	1	1.06mi
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	6d	1	1.09mi

Listing history 32 events

1. 2026-05-19
   historical Active Option 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

2. 2026-05-12
   price $164,900 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

3. 2026-05-12
   status Back on Market 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

4. 2026-05-10
   historical 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

5. 2026-04-29
   status Back on Market 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

6. 2026-04-26
   historical 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

7. 2026-04-07
   price $168,990 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

8. 2026-04-07
   status Back on Market 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

9. 2026-04-05
   historical 53-char remark

   Show marketing remark (53 chars)

   Excellent Move-in Ready home is ready for new owners!

10. 2026-03-09
    status Back on Market 53-char remark

    Show marketing remark (53 chars)

    Excellent Move-in Ready home is ready for new owners!

11. 2026-03-08
    historical 53-char remark

    Show marketing remark (53 chars)

    Excellent Move-in Ready home is ready for new owners!

12. 2026-02-25
    listed $169,500 New 53-char remark

    Show marketing remark (53 chars)

    Excellent Move-in Ready home is ready for new owners!

13. 2026-02-21
    historical
14. 2026-02-15
    price $169,900
15. 2026-02-10
    price $177,790
16. 2026-02-02
    listed $184,750 New
17. 2025-12-17
    soldstatus Sold
18. 2025-12-12
    soldstatus
19. 2025-12-01
    historical Active Option
20. 2025-11-26
    status Back on Market
21. 2025-11-17
    historical Active Option
22. 2025-11-12
    status Back on Market
23. 2025-11-01
    historical Active Option
24. 2025-10-13
    price $152,000
25. 2025-09-17
    status Back on Market
26. 2025-09-08
    historical Active RFR
27. 2025-07-18
    price $159,000
28. 2025-05-30
    listed $164,000 New
29. 2004-08-12
    soldstatus
30. 2004-08-10
    soldstatus
31. 2004-05-10
    listed $62,900
32. 2000-10-17
    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: $4,542 · $379/mo
• Projected year-2 tax: $4,542 · $379/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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,831
• − Mortgage interest: −$9,237
• − Property taxes: −$4,542
• − Insurance: −$824
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$4,797
• Taxable loss: −$4,423
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $-596/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

+162.2% since first listed

32 events — show timeline

• 2026-05-19 Contingent — LERA
• 2026-05-12 Price Changed $164,900 LERA
• 2026-05-12 Relisted — LERA
• 2026-05-10 Listing Removed — LERA
• 2026-04-29 Relisted — LERA
• 2026-04-26 Listing Removed — LERA
• 2026-04-07 Price Changed $168,990 LERA
• 2026-04-07 Relisted — LERA
• 2026-04-05 Listing Removed — LERA
• 2026-03-09 Relisted — LERA
• 2026-03-08 Listing Removed — LERA
• 2026-02-25 Listed $169,500 LERA
• 2026-02-21 Listing Removed — LERA
• 2026-02-15 Price Changed $169,900 LERA
• 2026-02-10 Price Changed $177,790 LERA
• 2026-02-02 Listed $184,750 LERA
• 2025-12-17 Sold (MLS) — LERA
• 2025-12-12 Sold (Public Records) — Public Records
• 2025-12-01 Contingent — LERA
• 2025-11-26 Relisted — LERA
• 2025-11-17 Contingent — LERA
• 2025-11-12 Relisted — LERA
• 2025-11-01 Contingent — LERA
• 2025-10-13 Price Changed $152,000 LERA
• 2025-09-17 Relisted — LERA
• 2025-09-08 Contingent — LERA
• 2025-07-18 Price Changed $159,000 LERA
• 2025-05-30 Listed $164,000 LERA
• 2004-08-12 Sold (Public Records) — Public Records
• 2004-08-10 Sold (MLS) — LERA
• 2004-05-10 Listed $62,900 LERA
• 2000-10-17 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $4,542 · -2.2% YoY. Source: county tax records.