166 Fair Vly · San Antonio, TX 78227

$150,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 57 Days on market

Built 1964 8,624 sqft lot $98/sqft · 22% below area Est $193k · 22% under ↓ 3% since listing

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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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious single-story home offering multiple living areas and a flexible layout designed for everyday comfort. Warm tile flooring runs through the main living spaces, while large windows and ceiling fans help keep the home bright and airy. The living and dining areas flow easily into the kitchen, creating a natural gathering space for hosting friends, relaxing evenings, or weekend meals at home. Well-sized bedrooms provide comfortable retreats, including a primary bedroom with its own bathroom. Step outside to a large backyard with a covered patio, perfect for morning coffee, evening grilling, or letting pets and kids run and play. A separate storage shed adds extra space for tools, hobbies, or seasonal items. Located with convenient access to Highway 90, Loop 410, Lackland AFB, and Port San Antonio, making commuting around the city simple while still enjoying the feel of a quiet neighborhood.

Key facts

• Large windows
• Warm tile flooring
• Flexible layout

Tags

• MULTIPLE LIVING AREAS
• FLEXIBLE LAYOUT
• WARM TILE FLOORING
• LARGE WINDOWS
• CEILING FANS
• NATURAL GATHERING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: schools C-, 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.
• Market conditions: Rents soft (-1.7%/yr); 27 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% of the median local income ($52k/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 $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 57 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

• ARV (median comp): $193,443
• List price: $150,000
• Delta: -22.46%
• 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
154 Mountain Vly	0.30mi	3/2.0	1,608 (+6%)	3mo	$110,000	$68	74
122 Pleasant Vly	0.20mi	3/1.0	1,408 (-8%)	1mo	$99,999	$71	73
7439 Hercules Pt	0.29mi	3/2.0	1,653 (+8%)	2mo	$245,000	$148	71
7310 Aphelion	0.55mi	3/2.5	1,515 (-1%)	2mo	$134,900	$89	70
7427 Draco Leap	0.42mi	3/2.0	1,380 (-9%)	1mo	$160,000	$116	64
162 Pleasant Vly	0.12mi	4/2.0 (+1)	1,328 (-13%)	5mo	$139,900	$105	64
6302 Deer Vly	0.58mi	3/2.0	1,440 (-6%)	1mo	$245,000	$170	63
7202 Aldebaran Sun	0.66mi	3/2.0	1,579 (+4%)	1mo	$235,000	$149	62
230 Hallie Cv	0.23mi	3/2.5	1,746 (+15%)	1mo	$219,900	$126	62
7123 Port Lavaca	0.51mi	3/2.0	1,672 (+10%)	1mo	$210,000	$126	59
6306 Loyola Bch	0.56mi	3/2.5	1,420 (-7%)	3mo	$205,000	$144	58
6611 Walnut Vly	0.63mi	4/2.5 (+1)	1,747 (+15%)	5mo	$159,900	$92	35

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: -15.5%
• Equity multiple: 0.47×
• Total profit: $-22,374
• Equity at exit: $22,365

10-year hold

• IRR: -14.3%
• Equity multiple: 0.31×
• Total profit: $-29,139
• Equity at exit: $12,969

Cash invested: $42,000 (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 78227

• Home prices YoY: -5.5%
• Rents YoY: -1.7%
• Active inventory: 27
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,655 high
• Mortgage (P&I): −$787
• Tax from tax record: −$354 /mo · $4,243/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $104

Break-even live

Break-even rent $1,522

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Morning Valley St San Antonio, TX	3.0	2.0	1400	$1,300	$0.93	3d	1	0.06mi
210 Hallie Pass San Antonio, TX	3.0	2.5	2167	$1,795	$0.83	3d	1	0.29mi
7451 Hercules Pt San Antonio, TX	3.0	2.0	1653	$1,795	$1.09	23d	1	0.30mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	43d	1	0.32mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	3d	1	0.34mi
7038 Hallie Spirit San Antonio, TX	4.0	2.5	2056	$1,700	$0.83	23d	1	0.34mi
7343 Lyia Br San Antonio, TX	3.0	2.5	1955	$2,095	$1.07	1d	1	0.37mi
7050 Hallie Rdg San Antonio, TX	4.0	2.0	1620	$1,535	$0.95	12d	1	0.39mi
7639 Hercules Pt San Antonio, TX	3.0	2.0	1180	$1,550	$1.31	43d	1	0.46mi
7423 Vega Gap San Antonio, TX	4.0	2.0	1572	$2,400	$1.53	44d	1	0.50mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	43d	1	0.54mi
7026 Heathers Way San Antonio, TX	4.0	2.5	1917	$1,990	$1.04	43d	1	0.60mi
7006 Heathers Way San Antonio, TX	4.0	2.5	1847	$1,850	$1.00	17d	1	0.62mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	2d	1	0.63mi
7326 Sirius Mesa San Antonio, TX	4.0	2.0	1691	$1,650	$0.98	23d	1	0.74mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	23d	1	0.77mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	43d	1	0.78mi
7123 Pandora Way San Antonio, TX	3.0	2.0	1651	$1,561	$0.95	12d	1	0.82mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	23d	1	0.85mi
6811 Freedom Hls San Antonio, TX	3.0	2.5	2054	$1,875	$0.91	2d	1	0.86mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	21d	1	0.90mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	16d	1	0.93mi
8126 Radiant Star San Antonio, TX	3.0	2.0	1635	$1,700	$1.04	10d	1	0.95mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	23d	1	0.95mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	2d	1	0.97mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	14d	1	1.06mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	43d	1	1.14mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	12d	1	1.15mi
7323 Perseus Brk San Antonio, TX	4.0	2.5	1832	$1,895	$1.03	43d	1	1.16mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	43d	1	1.19mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	16d	7	1.25mi
8418 Fortuna Vly San Antonio, TX	3.0	2.5	1909	$1,700	$0.89	16d	1	1.30mi
8414 Piedras Crk San Antonio, TX	4.0	2.0	1560	$1,671	$1.07	43d	1	1.32mi
8423 Brazos Pt San Antonio, TX	3.0	2.0	1647	$1,750	$1.06	2d	1	1.34mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	1d	1	1.38mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	17d	1	1.47mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	43d	1	1.48mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	16d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $150,000 Active 57 DOM
2. 2026-06-17
   days on market $150,000 Active 56 DOM
3. 2026-06-16
   days on market $150,000 Active 55 DOM
4. 2026-06-15
   days on market $150,000 Active 54 DOM
5. 2026-06-13
   days on market $150,000 Active 52 DOM
6. 2026-06-09
   days on market $150,000 Active 48 DOM
7. 2026-06-08
   days on market $150,000 Active 47 DOM
8. 2026-06-07
   days on market $150,000 Active 46 DOM
9. 2026-06-04
   days on market $150,000 Active 43 DOM
10. 2026-06-03
    days on market $150,000 Active 42 DOM
11. 2026-06-02
    days on market $150,000 Active 41 DOM
12. 2026-06-01
    days on market $150,000 Active 40 DOM
13. 2026-05-31
    days on market $150,000 Active 39 DOM
14. 2026-05-14
    price $150,000 915-char remark

    Show marketing remark (915 chars)

    Spacious single-story home offering multiple living areas and a flexible layout designed for everyday comfort. Warm tile flooring runs through the main living spaces, while large windows and ceiling fans help keep the home bright and airy. The living and dining areas flow easily into the kitchen, creating a natural gathering space for hosting friends, relaxing evenings, or weekend meals at home. Well-sized bedrooms provide comfortable retreats, including a primary bedroom with its own bathroom. Step outside to a large backyard with a covered patio, perfect for morning coffee, evening grilling, or letting pets and kids run and play. A separate storage shed adds extra space for tools, hobbies, or seasonal items. Located with convenient access to Highway 90, Loop 410, Lackland AFB, and Port San Antonio, making commuting around the city simple while still enjoying the feel of a quiet neighborhood.

15. 2026-04-22
    listed $155,000 New 915-char remark

    Show marketing remark (915 chars)

    Spacious single-story home offering multiple living areas and a flexible layout designed for everyday comfort. Warm tile flooring runs through the main living spaces, while large windows and ceiling fans help keep the home bright and airy. The living and dining areas flow easily into the kitchen, creating a natural gathering space for hosting friends, relaxing evenings, or weekend meals at home. Well-sized bedrooms provide comfortable retreats, including a primary bedroom with its own bathroom. Step outside to a large backyard with a covered patio, perfect for morning coffee, evening grilling, or letting pets and kids run and play. A separate storage shed adds extra space for tools, hobbies, or seasonal items. Located with convenient access to Highway 90, Loop 410, Lackland AFB, and Port San Antonio, making commuting around the city simple while still enjoying the feel of a quiet neighborhood.

16. 1978-09-01
    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: $4,243 · $354/mo
• Projected year-2 tax: $4,243 · $354/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,856
• − Mortgage interest: −$8,402
• − Property taxes: −$4,243
• − Insurance: −$750
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − Depreciation: −$4,364
• Taxable loss: −$1,080
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,513/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): 44,035
• Household income: $51,519
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1773.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 40% White 9% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 72% Puerto Rican 1%
• Common ancestry: Romanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 47% 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: ▼ -15.94%
• Current HPI: 275.9519
• Rent YoY: ▼ -1.71%
• 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

-3.2% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $150,000 LERA
• 2026-04-22 Listed $155,000 LERA
• 1978-09-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,243 · +10.0% YoY. Source: county tax records.