2123 Beechaven Dr · San Antonio, TX 78207

$170,000

3 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 8 Days on market

Built 1946 5,980 sqft lot Est $182k · 7% 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 +11.1/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

WOW! CLEAN AND READY TO MOVE IN. 3 BEDROOM. REMODELED. MOSTLY WOOD LAMINATE FLOORING. REFRIGERATOR, STOVE, WASHER, AND DRYER ARE INCLUDED. 2 WINDOW UNITS AND NEWER GAS HEATING SYSTEM. THIS ONE WILL NOT LAST!!!

Key facts

• 5,980 sq ft lot
• Built 1946
• Listed 8 days

Property features AI

Finance

• Financial info: No down payment resource indicated
• HOA & community: Subdivision: CUPPLES/ZARZAMORA

Exterior

• Parking: Level drive
• Security: Doors swing in
• Utilities: Water: SAWS (city water); Sewer: SAWS (city sewer); Gas: CPS; Electricity: CPS; City garbage service
• Home design: Pre-owned single-family home; Level entry (no steps); Accessible / adaptive features (grab bars in bathroom(s), vehicle transfer area, multiple access exits)
• Construction: Approximately 80 years old; Siding exterior; Slab foundation; Composition roof
• Exterior features: Covered patio; Patio slab; Chain link fence; Storage building / shed; Mature trees; Level lot; Street paved with curbs, sidewalks and streetlights; Alley access; City street

Interior

• Kitchen: Cooktop; Self-cleaning oven; Stove/Range; Gas cooking; Kitchen approx. 16 x 11
• Bedrooms: Primary bedroom on lower level, approx. 18 x 11; Bedroom 2 approx. 15 x 11; Bedroom 3 approx. 10 x 11
• Flooring: Ceramic tile; Vinyl; Laminate
• Bathrooms: One full bathroom and one half bathroom; Primary bathroom with tub/shower combination and single vanity (approx. 7 x 7)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen with breakfast bar; Florida room; Utility room inside; Cable TV available; High-speed internet available; All bedrooms on lower level; Laundry on main level; All window coverings remain; City garbage service
• Laundry & utility: Washer connection; Dryer connection; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-69 ($-827/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (10.8% below list).
• Recommended offer: $152k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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.
• Zoned schools: Sarah S King El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 564 students, 98% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,587 (10.8% 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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $182,016
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Lansing Ln	0.23mi	3/2.0	1,850 (-2%)	15mo	$199,000	$108	69
710 Darby	0.63mi	3/2.0	1,672 (-12%)	3mo	$160,000	$96	44
303 Carolyn St	0.43mi	3/2.0	1,669 (-12%)	24mo	$115,000	$69	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 3.01×
• Total profit: $95,834
• Equity at exit: $153,149

10-year hold

• IRR: 23.2%
• Equity multiple: 7.39×
• Total profit: $304,354
• Equity at exit: $330,273

Cash invested: $47,600 (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 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$891
• Tax from tax record: −$304 /mo · $3,650/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-69

Break-even live

Break-even rent $1,603

Max offer price $157,823

Occupancy floor 100%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,257	$1.22	23d	1	0.42mi
2910 S Laredo St Unit 2 San Antonio, TX	2.0	2.0	2127	$1,295	$0.61	3d	1	0.54mi
1906 Montezuma St San Antonio, TX	2.0	1.5	1790	$1,300	$0.73	43d	1	0.88mi
542 Drake Ave San Antonio, TX	3.0	2.0	1368	$1,875	$1.37	43d	1	1.00mi
2114 Jupiter St San Antonio, TX	3.0	3.0	1233	$1,457	$1.18	21d	1	1.03mi
333 Frio City Rd Unit 1 San Antonio, TX	2.0	1.0	1350	$1,350	$1.00	10d	1	1.07mi
709 S Chupaderas St San Antonio, TX	3.0	2.0	1518	$1,345	$0.89	23d	1	1.22mi
410 N Park Blvd San Antonio, TX	3.0	2.0	1326	$1,650	$1.24	43d	1	1.24mi
323 Thompson Pl San Antonio, TX	4.0	2.0	1600	$1,800	$1.12	43d	1	1.26mi
242 Drake Ave Unit 242 San Antonio, TX	3.0	2.0	1472	$1,700	$1.15	43d	1	1.37mi
2425 Monterey St San Antonio, TX	3.0	2.0	1416	$2,000	$1.41	43d	1	1.48mi
2811 Buena Vista St San Antonio, TX	4.0	2.0	1750	$2,350	$1.34	23d	1	1.48mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $170,000 Pending 8 DOM
2. 2026-06-09
   days on market $170,000 Active Option 6 DOM
3. 2026-06-08
   days on market $170,000 Active Option 5 DOM
4. 2026-06-07
   days on market $170,000 Active Option 4 DOM
5. 2026-06-04
   remarks 451-char remark
6. 2026-06-04
   listed $170,000 Active Option 1 DOM

ⓘ 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: $3,650 · $304/mo
• Projected year-2 tax: $3,650 · $304/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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,190
• − Mortgage interest: −$9,523
• − Property taxes: −$3,650
• − Insurance: −$850
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,945
• Taxable loss: −$3,688
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $58/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
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

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: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• 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

+91.4% since first listed

7 events — show timeline

• 2026-06-03 Contingent — LERA
• 2026-06-03 Listed $170,000 LERA
• 2016-03-04 Sold (MLS) — LERA
• 2015-12-31 Pending — LERA
• 2015-09-22 Pending — LERA
• 2015-08-28 Contingent — LERA
• 2015-08-19 Listed $88,800 LERA

Property tax history

+8.5%/yr

Latest (2025): $3,650 · +10.0% YoY. Source: county tax records.