3162 Beacon Fld · San Antonio, TX 78245

$165,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 49 Days on market

Built 1986 4,621 sqft lot $125/sqft · 16% below area Est $197k · 16% under ↓ 12% since listing

---

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 +15.7/30.0
• ARV discount +14.7/15.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this one-story contemporary home located in the highly sought-after Heritage Park community. Featuring 3 bedrooms and 2 full bathrooms, this home offers a functional layout with great potential for comfortable everyday living. The inviting living area includes a cozy fireplace, perfect for relaxing or gathering with guests. The open-concept design connects the living, dining, and kitchen spaces, while ceramic tile and laminate flooring throughout provide durability and easy upkeep. Situated outside city limits, the property benefits from no city taxes, adding extra value. With convenient highway access, commuting is quick and easy while still enjoying a quieter setting. This home d

Key facts

• Inviting living area
• One story home
• Contemporary home

Tags

• ONE STORY HOME
• CONTEMPORARY HOME
• INVITING LIVING AREA
• COZY FIREPLACE
• OPEN CONCEPT DESIGN
• CERAMIC TILE FLOORING

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• Financial info: Down payment resources not indicated
• HOA & community: Subdivision: Heritage Park

Exterior

• Parking: Converted garage
• Utilities: City water system (SAWS); City sewer system (SAWS); Electric service by CPS; City garbage service
• Home design: Pre-owned single-family home; Front faces west
• Construction: Approximately 40 years old; Brick and wood exterior; Slab foundation; Composition roof
• Exterior features: Privacy fence; Chain link fence; Street paved; Curbs; Sidewalks

Interior

• Kitchen: Cooktop; Built-in oven; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on lower level (11 x 17); Bedroom 2 (10 x 13); Bedroom 3 (10 x 10)
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination (10 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Separate dining room; Eat-in kitchen; Converted garage; All window coverings remain; Has fireplace; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room (8 x 5)

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 $73 ($874/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Big Country El (math 27% / reading 30%, grade F, #2,706 of 4,322 statewide, top 63%, 617 students, 73% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1133 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); 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 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $196,652
• List price: $165,000
• Delta: -16.10%
• 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
3130 Smoke	0.30mi	3/2.0	1,329 (+1%)	5mo	$199,700	$150	80
10222 Canton Fld	0.14mi	3/2.5	1,243 (-6%)	4mo	$183,000	$147	79
10248 Aurora	0.25mi	3/2.5	1,362 (+4%)	4mo	$165,000	$121	77
3118 Bear Springs Dr	0.18mi	3/2.0	1,172 (-11%)	1mo	$139,900	$119	72
11339 Yuba Trl	0.52mi	3/2.0	1,271 (-3%)	1mo	$219,000	$172	69
11410 Hatchet Pass	0.39mi	3/1.0	1,375 (+4%)	3mo	$134,900	$98	68
11343 Two Wls	0.62mi	3/2.0	1,283 (-2%)	4mo	$219,900	$171	63
11406 Clints Wl	0.60mi	3/2.0	1,248 (-5%)	1mo	$135,000	$108	62
11339 Jarbo Pass	0.57mi	3/2.0	1,398 (+6%)	3mo	$225,000	$161	61
2963 Ash Fld	0.38mi	3/2.5	1,177 (-11%)	4mo	$185,000	$157	59
11419 Blue Mesa	0.38mi	3/1.5	1,161 (-12%)	3mo	$195,000	$168	59
4427 Donley Byu	0.61mi	3/2.0	1,428 (+8%)	3mo	$245,000	$172	54

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: -17.0%
• Equity multiple: 0.42×
• Total profit: $-26,980
• Equity at exit: $24,602

10-year hold

• IRR: -16.7%
• Equity multiple: 0.21×
• Total profit: $-36,366
• Equity at exit: $14,266

Cash invested: $46,200 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$865
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $73

Break-even live

Break-even rent $1,610

Max offer price $165,000

Occupancy floor 91%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3230 Bear Springs Dr San Antonio, TX	4.0	2.5	1652	$2,150	$1.30	1d	1	0.18mi
10227 Brad Fld San Antonio, TX	4.0	2.5	1443	$1,680	$1.16	43d	1	0.22mi
10247 Sunrise Fld San Antonio, TX	3.0	2.5	1177	$1,530	$1.30	43d	1	0.33mi
10203 Sunset Fld San Antonio, TX	3.0	2.0	1270	$1,550	$1.22	12d	1	0.35mi
11427 Long Trl San Antonio, TX	3.0	2.5	1444	$2,400	$1.66	1d	1	0.38mi
10130 Melissa Ranch Blvd San Antonio, TX	3.0	2.5	1641	$1,800	$1.10	24d	1	0.39mi
2923 Black River Ln San Antonio, TX	3.0	2.0	1251	$1,520	$1.22	43d	1	0.41mi
11302 Cache Path San Antonio, TX	3.0	2.5	1697	$1,700	$1.00	4d	1	0.45mi
10215 Athens Fld San Antonio, TX	3.0	2.5	1160	$1,499	$1.29	22d	1	0.45mi
11510 Hatchet Pass Dr San Antonio, TX	3.0	2.0	1385	$2,000	$1.44	24d	1	0.49mi
2730 Bear Springs Dr San Antonio, TX	3.0	2.0	1582	$1,650	$1.04	14d	1	0.55mi
2891 Cherry Field Dr San Antonio, TX	3.0	1.0	1136	$1,300	$1.14	24d	1	0.57mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	24d	1	0.59mi
2730 Mud Lake Dr San Antonio, TX	3.0	2.0	1287	$1,550	$1.20	4d	1	0.59mi
4445 Barberry Crk San Antonio, TX	3.0	2.0	1400	$1,650	$1.18	4d	1	0.60mi
11331 Two Wells Dr San Antonio, TX	2.0	2.0	1103	$1,350	$1.22	24d	1	0.63mi
3839 Browning Blf San Antonio, TX	3.0	2.0	1566	$1,899	$1.21	43d	1	0.65mi
3735 Browning Blf San Antonio, TX	3.0	2.5	1564	$1,475	$0.94	4d	1	0.65mi
10707 Rimfire Run Ln San Antonio, TX	3.0	2.5	1680	$1,575	$0.94	24d	1	0.68mi
11371 Fish Spgs San Antonio, TX	3.0	2.0	1312	$1,475	$1.12	4d	1	0.69mi
9911 Boxer Crk San Antonio, TX	4.0	2.0	1357	$1,500	$1.11	43d	1	0.69mi
11366 Olney Spgs San Antonio, TX	3.0	2.0	1436	$1,395	$0.97	24d	1	0.71mi
11442 Potter Vly San Antonio, TX	3.0	2.0	1356	$1,500	$1.11	4d	1	0.76mi
10203 Raven Field Dr San Antonio, TX	3.0	2.0	1235	$1,700	$1.38	24d	1	0.76mi
10239 Raven Field Dr San Antonio, TX	3.0	2.5	1252	$1,655	$1.32	11d	1	0.77mi
10243 Raven Field Dr San Antonio, TX	3.0	2.0	1023	$1,700	$1.66	43d	1	0.77mi
10051 Raven Field Dr San Antonio, TX	4.0	2.0	1729	$2,200	$1.27	24d	1	0.85mi
2422 Buffalo Pass Dr San Antonio, TX	3.0	2.5	1500	$1,500	$1.00	43d	1	0.85mi
10919 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,595	$0.88	43d	1	0.89mi
2210 Muddy Peak Dr San Antonio, TX	3.0	2.5	1623	$1,650	$1.02	24d	1	0.90mi
10909 Charreada Trl San Antonio, TX	3.0	2.0	1739	$1,800	$1.04	24d	1	0.93mi
10943 Livewater Trl San Antonio, TX	3.0	2.5	1812	$1,900	$1.05	24d	1	0.94mi
10314 Lynwood Vlg Unit 102 San Antonio, TX	3.0	2.5	1356	$1,550	$1.14	17d	1	0.96mi
11326 Widefield Ln San Antonio, TX	3.0	2.0	1328	$1,425	$1.07	43d	1	0.97mi
2318 Tulipwood Cv Unit 101 San Antonio, TX	3.0	2.5	1357	$1,625	$1.20	24d	1	0.98mi
9605 U.S. 90 San Antonio, TX	2.0	2.0	1020	$1,249	$1.22	1d	1	1.00mi
2515 Lynwood Bnd San Antonio, TX	3.0	2.5	1357	$1,495	$1.10	4d	1	1.00mi
10303 Candlewood Way #101 San Antonio, TX	3.0	2.5	1357	$1,499	$1.10	24d	1	1.03mi
10311 Candlewood Way #101 San Antonio, TX	3.0	2.5	1357	$1,575	$1.16	24d	1	1.04mi
10338 Lynwood Br Unit 101 San Antonio, TX	3.0	2.5	1380	$1,500	$1.09	43d	1	1.05mi

Listing history 16 events

1. 2026-06-18
   days on market $165,000 Active 49 DOM
2. 2026-06-17
   days on market $165,000 Active 48 DOM
3. 2026-06-16
   days on market $165,000 Active 47 DOM
4. 2026-06-15
   days on market $165,000 Active 46 DOM
5. 2026-06-13
   statusdays on market $165,000 Active 44 DOM
6. 2026-06-09
   days on market $165,000 Price Change 40 DOM
7. 2026-06-08
   days on market $165,000 Price Change 39 DOM
8. 2026-06-07
   days on market $165,000 Price Change 38 DOM
9. 2026-06-04
   days on market $165,000 Price Change 35 DOM
10. 2026-06-03
    days on market $165,000 Price Change 34 DOM
11. 2026-06-02
    days on market $165,000 Price Change 33 DOM
12. 2026-06-02
    pricestatus $165,000 Price Change 32 DOM
13. 2026-06-01
    statusdays on market $178,000 Active 32 DOM
14. 2026-05-31
    days on market $178,000 Price Change 31 DOM
15. 2026-04-30
    listed $188,000 New 942-char remark
16. 1987-01-01
    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: $4,055 · $338/mo
• Projected year-2 tax: $4,055 · $338/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,427
• − Mortgage interest: −$9,243
• − Property taxes: −$4,055
• − Insurance: −$825
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,800
• Taxable loss: −$1,764
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,297/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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

-12.2% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $165,000 LERA
• 2026-05-21 Price Changed $178,000 LERA
• 2026-04-30 Listed $188,000 LERA
• 1987-01-01 Sold (Public Records) — Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,055 · +5.4% YoY. Source: county tax records.