8905 Seacliff St · San Antonio, TX 78242

$169,000

3 bd · 1.5 ba · 1,230 sqft · SingleFamily public records · 12 Days on market

Built 1978 9,583 sqft lot Est $170k · at est.

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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).

• Cash flow +14.5/30.0
• ARV discount +7.7/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older home on large lot needing repairs. Sold as-is. Two bedrooms with a half bath in the master bedroom. Living room with family room and storage/laundry room.

Key facts

• Wood flooring
• Open floor plan
• Decorative fireplace

Tags

• WOOD FLOORING
• OPEN FLOOR PLAN
• DECORATIVE FIREPLACE
• HVAC SYSTEM
• PROGRAMMABLE THERMOSTAT
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• HOA & community: Located in the Indian Creek subdivision

Exterior

• Parking: Level driveway
• Utilities: Electric service by CPS; Water and sewer by SAWS; Garbage service SA-SWMD; Other utilities available from AT&T/Spectrum
• Home design: Pre-owned single-family home; Level lot and level driveway; No stairs entry; Bedrooms and a bathroom on the first floor; Accessible/Adaptive home
• Construction: Brick and siding exterior; Slab foundation; Composition roof; Approximately 48 years old
• Exterior features: Patio slab; Patio (main level); Privacy fence; Chain link fence; Double-pane windows; Gutters; Mature trees; County views; Gently rolling lot

Interior

• Kitchen: Refrigerator; Smooth cooktop; Microwave; Dishwasher; Disposal; Solid countertops; Ice maker connection
• Bedrooms: Master bedroom with ceiling fan and full bath (split plan); Second bedroom 18 x 13; Third bedroom 13 x 11; Master bedroom 17 x 10
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with shower only and single vanity; Additional stall shower
• Heating & cooling: Central heating; Heat pump heating (electric); Central air conditioning with heat pump
• Interior features: Ceiling fans; Living/Dining room combination; Open floor plan; Ground level with no steps; Cable TV available; High-speed internet available; Laundry room; Attic with access only; All window coverings remain; Smoke alarm; Electric water heater; City garbage service; Smooth cooktop; Solid countertops; Disposal; Ice maker connection; Vent fan
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Utility room 10 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $37 ($440/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (7.8% below list).
• Recommended offer: $156k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Hidden Cove Steam Academy (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 521 students, 92% FRL); Sharon Christa Mcauliffe Middle (math 12% / reading 24%, grade F, #1,491 of 1,662 statewide, top 91%, 677 students, 92% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents soft (-1.3%/yr); 92 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 80% 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 $155,761 (7.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.92% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $169,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8519 Rain Dance	0.22mi	3/1.0	1,173 (-5%)	2mo	$165,000	$141	78
5530 Prairie Flower	0.30mi	3/1.0	1,320 (+7%)	2mo	$104,900	$79	70
8603 Standing Rock St	0.40mi	4/2.0 (+1)	1,260 (+2%)	1mo	$170,000	$135	69
5318 Beryl Cv	0.38mi	3/2.0	1,160 (-6%)	4mo	$99,000	$85	67
9002 Clipper	0.44mi	4/2.0 (+1)	1,262 (+3%)	2mo	$195,000	$155	67
9142 Seafarer	0.50mi	3/1.0	1,181 (-4%)	2mo	$159,000	$135	67
8756 Seven Seas	0.59mi	3/2.0	1,220 (-1%)	7mo	$175,000	$143	64
9235 Echo Prt	0.40mi	4/2.0 (+1)	1,362 (+11%)	2mo	$169,900	$125	55
9263 Five Palms	0.61mi	4/2.0 (+1)	1,136 (-8%)	2mo	$160,000	$141	50
8762 Port Of Call	0.64mi	3/2.0	1,345 (+9%)	7mo	$198,500	$148	47
5742 White Feather	0.47mi	3/4.0	1,374 (+12%)	6mo	$85,000	$62	43
8757 Port Of Call	0.67mi	3/1.0	1,048 (-15%)	1mo	$145,000	$138	41

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-29,575
• Equity at exit: $25,198

10-year hold

• IRR: -18.2%
• Equity multiple: 0.15×
• Total profit: $-40,227
• Equity at exit: $14,612

Cash invested: $47,320 (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 78242

• Home prices YoY: -17.6%
• Rents YoY: -1.3%
• Active inventory: 92
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$886
• Tax from tax record: −$237 /mo · $2,846/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $37

Break-even live

Break-even rent $1,511

Max offer price $169,000

Occupancy floor 93%

Sensitivity live

Price	-10% $132	-5% $85	+0% $37	+5% $-11	+10% $-59
Rent	-10% $-86	-5% $-25	+0% $37	+5% $98	+10% $160
Rate	-1.0pp $122	-0.5pp $80	base $37	+0.5pp $-7	+1.0pp $-52

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8905 Seacliff St San Antonio, TX	3.0	2.5	1230	$1,250	$1.02	18d	1	0.03mi
5542 Snow Fox St San Antonio, TX	4.0	1.5	1280	$1,900	$1.48	45d	1	0.13mi
5507 Prairie Flower Dr San Antonio, TX	3.0	2.0	1172	$2,000	$1.71	12d	1	0.29mi
9228 Balboa Port Dr San Antonio, TX	3.0	2.0	1064	$1,500	$1.41	45d	1	0.33mi
5523 Indian Desert St San Antonio, TX	4.0	1.5	1192	$1,325	$1.11	19d	1	0.34mi
5427 Indian Desert St San Antonio, TX	3.0	2.0	888	$1,195	$1.35	23d	1	0.36mi
5331 Beryl Cv San Antonio, TX	3.0	2.0	1301	$2,000	$1.54	5d	1	0.38mi
8619 Standing Rock St San Antonio, TX	4.0	2.0	1176	$1,420	$1.21	6d	1	0.39mi
8722 Tesoro Hls San Antonio, TX	3.0	1.5	1170	$1,475	$1.26	12d	1	0.46mi
8715 Yellow Knife St San Antonio, TX	3.0	2.0	900	$1,125	$1.25	25d	1	0.63mi
5510 Seahorse Dr San Antonio, TX	3.0	1.5	1060	$1,395	$1.32	6d	1	0.64mi
5415 Ray Ellison Blvd San Antonio, TX	1.0–2.0	1.0–2.0	878	$1,240	$1.41	6d	24	1.13mi
7515 Holm Rd San Antonio, TX	1.0–3.0	1.0–2.0	886	$1,404	$1.58	5d	31	1.20mi
9130 Excellence Dr San Antonio, TX	1.0–4.0	1.0–2.0	990	$1,374	$1.39	18d	1	1.35mi
5611 Elm Valley Dr San Antonio, TX	3.0	2.0	1445	$1,700	$1.18	45d	1	1.36mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	6d	1	1.38mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,050	$1.14	0d	1	1.42mi
6943 Emerald Vly San Antonio, TX	3.0	2.0	1341	$1,650	$1.23	16d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $169,000 Active 12 DOM
2. 2026-06-18
   days on market $169,000 New 9 DOM
3. 2026-06-17
   days on market $169,000 New 8 DOM
4. 2026-06-16
   days on market $169,000 New 7 DOM
5. 2026-06-15
   days on market $169,000 New 6 DOM
6. 2026-06-13
   days on market $169,000 New 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $169,000 New 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: $2,846 · $237/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$247/yr (+$21/mo · 8.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 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: $18,691
• − Mortgage interest: −$9,467
• − Property taxes: −$2,846
• − Insurance: −$845
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,916
• Taxable loss: −$2,373
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $1,010/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

• 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): 36,168
• Household income: $50,644
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 1778.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 25% White 8% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 67%
• Common ancestry: Romanian 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 43% English-only · Spanish 55%

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: ▼ -55.63%
• Current HPI: 259.9788
• Rent YoY: ▼ -1.32%
• 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

+172.6% since first listed

13 events — show timeline

• 2026-06-09 Listed $169,000 LERA
• 2026-06-03 Price Changed $1,250 SABOR
• 2026-05-21 Price Changed $1,350 SABOR
• 2026-04-22 Price Changed $1,375 SABOR
• 2026-04-02 Price Changed $1,425 SABOR
• 2026-03-19 Price Changed $1,465 SABOR
• 2026-03-04 Listed for Rent $1,500 SABOR
• 2026-03-01 Rental Removed $1,500 TURBOTENANT
• 2026-01-28 Listed for Rent $1,500 TURBOTENANT
• 2023-03-29 Sold (MLS) — LERA
• 2023-02-05 Pending — LERA
• 2023-01-23 Listed $62,000 LERA
• 1979-02-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,846 · -15.2% YoY. Source: county tax records.