162 Morning Vly · San Antonio, TX 78227

$155,900

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 219 Days on market

Built 1966 8,407 sqft lot Est $182k · 14% 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).

• Cash flow +14.4/30.0
• ARV discount +13.9/15.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• 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

Newly updated and back on market! This well-located home on the city's southwest side offers comfort and convenience for a variety of lifestyles. Conveniently positioned near Lackland AFB, SeaWorld, Loop 1604, and Hwy 90, it provides easy access to schools, parks, shopping, and dining. Whether you're looking for your first home or your next chapter, this property presents a wonderful opportunity to settle into a welcoming and established neighborhood. The seller is motivated and open to making any additional repairs or seller concessions with an acceptable offer. Renovation loan options are available, and a renovation flyer will be made available during showings. This home is full of potent

Key facts

• Well located home
• Easy access to parks
• 8,407 sq ft lot

Tags

• WELL LOCATED HOME
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO PARKS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• WELCOMING NEIGHBORHOOD

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Subdivision: VALLEY HI; Neighborhood amenities: Other (see remarks)

Exterior

• Parking: 1-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family property; Approximately 59 years old
• Construction: Slab foundation; Wood shingle/shake roof
• Exterior features: Asbestos shingle and brick exterior

Interior

• Kitchen: Gas cooktop
• Bedrooms: Master bedroom on lower level (approx. 10 x 10); Bedroom 2 (approx. 10 x 10); Bedroom 3 (approx. 10 x 10)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating with natural gas; Central air conditioning
• Interior features: Ceiling fans; Living and dining area combined; Study/Library; Ground level with no steps; Laundry located in the garage; Washer and dryer connections; Gas water heater; Gas cooktop
• Laundry & utility: Washer connection; Dryer connection; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $31 ($375/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $137k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Sun Valley El (math 21% / reading 29%, grade F, #3,013 of 4,322 statewide, top 70%, 650 students, 80% FRL); Francis R Scobee Middle (math 23% / reading 30%, grade F, #1,200 of 1,662 statewide, top 73%, 856 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 75% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 30 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ($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 $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 219 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $44k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 78% 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 $137,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $181,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Pleasant Vly	0.17mi	4/2.0 (+1)	1,328 (+6%)	5mo	$139,900	$105	69
122 Pleasant Vly	0.23mi	3/1.0	1,408 (+12%)	1mo	$99,999	$71	68
7427 Draco Leap	0.38mi	3/2.0	1,380 (+10%)	1mo	$160,000	$116	61
6703 Sabine Pass	0.55mi	3/2.0	1,304 (+4%)	6mo	$217,999	$167	58
111 Lake Vly	0.34mi	3/2.0	1,375 (+10%)	7mo	$189,900	$138	58
6914 Port Bay	0.48mi	3/2.0	1,334 (+6%)	6mo	$215,000	$161	58
6286 Apple Vly	0.61mi	3/2.0	1,188 (-5%)	2mo	$99,900	$84	57
7102 Heathers Pl	0.64mi	3/2.0	1,200 (-4%)	4mo	$210,000	$175	56
7010 Palacios Cv	0.59mi	3/2.0	1,304 (+4%)	7mo	$190,000	$146	56
7307 Apastron Haze	0.74mi	3/2.0	1,274 (+2%)	4mo	$184,500	$145	55
7019 Heathers	0.64mi	3/2.0	1,345 (+7%)	6mo	$215,000	$160	49
6306 Loyola Bch	0.52mi	3/2.5	1,420 (+13%)	3mo	$205,000	$144	45

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-27,785
• Equity at exit: $23,245

10-year hold

• IRR: -20.0%
• Equity multiple: 0.11×
• Total profit: $-39,053
• Equity at exit: $13,479

Cash invested: $43,652 (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: 30
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$818
• Tax from tax record: −$332 /mo · $3,984/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $31

Break-even live

Break-even rent $1,537

Max offer price $155,900

Occupancy floor 93%

Sensitivity live

Price	-10% $119	-5% $75	+0% $31	+5% $-13	+10% $-57
Rent	-10% $-93	-5% $-31	+0% $31	+5% $94	+10% $156
Rate	-1.0pp $110	-0.5pp $71	base $31	+0.5pp $-9	+1.0pp $-50

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	5d	1	0.02mi
134 Lake Valley St San Antonio, TX	2.0	2.0	940	$1,350	$1.44	45d	1	0.23mi
6911 Hallie Rdg San Antonio, TX	3.0	2.5	1463	$1,475	$1.01	45d	1	0.27mi
7050 Hallie Rdg San Antonio, TX	4.0	2.0	1620	$1,535	$0.95	14d	1	0.33mi
7451 Hercules Pt San Antonio, TX	3.0	2.0	1653	$1,795	$1.09	26d	1	0.34mi
7639 Hercules Pt San Antonio, TX	3.0	2.0	1180	$1,550	$1.31	45d	1	0.50mi
7423 Vega Gap San Antonio, TX	4.0	2.0	1572	$2,400	$1.53	46d	1	0.51mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	0d	1	0.51mi
7327 Aphelion Cv San Antonio, TX	3.0	2.0	1408	$1,499	$1.06	45d	1	0.51mi
6286 Apple Valley Dr San Antonio, TX	3.0	2.0	1188	$1,395	$1.17	4d	1	0.57mi
7006 Heathers Way San Antonio, TX	4.0	2.5	1847	$1,850	$1.00	19d	1	0.57mi
6010 Ray Ellison Blvd San Antonio, TX	1.0–3.0	1.0–2.0	974	$1,418	$1.46	45d	1	0.73mi
7326 Sirius Mesa San Antonio, TX	4.0	2.0	1691	$1,650	$0.98	26d	1	0.74mi
7307 Apastron Haze San Antonio, TX	3.0	2.0	1274	$1,395	$1.09	26d	1	0.77mi
6719 Dragon Crk San Antonio, TX	3.0	2.0	1210	$1,700	$1.40	26d	1	0.79mi
7123 Pandora Way San Antonio, TX	3.0	2.0	1651	$1,561	$0.95	14d	1	0.81mi
6230 Hazel Valley St San Antonio, TX	3.0	2.0	1344	$1,650	$1.23	23d	1	0.84mi
7411 Hazel Cv San Antonio, TX	3.0	2.0	1287	$1,450	$1.13	18d	1	0.88mi
6627 Freedom Rnch San Antonio, TX	3.0	2.0	1400	$1,750	$1.25	26d	1	0.90mi
6619 Freedom Hls San Antonio, TX	4.0	2.5	1410	$1,900	$1.35	4d	1	0.92mi
8126 Radiant Star San Antonio, TX	3.0	2.0	1635	$1,700	$1.04	13d	1	0.94mi
6611 Cougar Vlg San Antonio, TX	3.0	2.0	1251	$1,495	$1.20	16d	1	1.00mi
6106 Cedar Valley Dr San Antonio, TX	3.0	1.0	984	$1,375	$1.40	6d	1	1.05mi
6802 Cougar Cv San Antonio, TX	3.0	2.0	1251	$1,550	$1.24	45d	1	1.08mi
7319 Walnut Valley Dr San Antonio, TX	3.0	2.0	1152	$1,900	$1.65	14d	1	1.10mi
7323 Perseus Brk San Antonio, TX	4.0	2.5	1832	$1,895	$1.03	45d	1	1.16mi
7414 Perseus Brk San Antonio, TX	3.0	2.0	1186	$1,475	$1.24	45d	1	1.19mi
6214 Slate Valley Dr San Antonio, TX	3.0	1.0	920	$1,050	$1.14	0d	1	1.21mi
8671 SW Loop 410 San Antonio, TX	2.0–3.0	2.0	1024	$1,405	$1.37	18d	7	1.22mi
6243 Indian Valley Dr San Antonio, TX	3.0	1.0	975	$1,400	$1.44	6d	1	1.31mi
5938 Autumn Palms San Antonio, TX	3.0	2.0	1350	$2,400	$1.78	0d	1	1.32mi
8414 Piedras Crk San Antonio, TX	4.0	2.0	1560	$1,671	$1.07	45d	1	1.32mi
8423 Brazos Pt San Antonio, TX	3.0	2.0	1647	$1,750	$1.06	4d	1	1.32mi
7058 Dominic Vly San Antonio, TX	4.0	2.5	1687	$1,650	$0.98	45d	1	1.42mi
6830 Beltran Pass San Antonio, TX	3.0	2.5	1772	$1,900	$1.07	19d	1	1.45mi
6730 Carmona Pass San Antonio, TX	3.0	2.5	1771	$1,700	$0.96	18d	1	1.47mi

Listing history 33 events

1. 2026-06-21
   days on market $155,900 Active 219 DOM
2. 2026-06-18
   days on market $155,900 Active 216 DOM
3. 2026-06-17
   days on market $155,900 Active 215 DOM
4. 2026-06-16
   days on market $155,900 Active 214 DOM
5. 2026-06-15
   days on market $155,900 Active 213 DOM
6. 2026-06-13
   days on market $155,900 Active 211 DOM
7. 2026-06-09
   days on market $155,900 Active 207 DOM
8. 2026-06-08
   days on market $155,900 Active 206 DOM
9. 2026-06-07
   days on market $155,900 Active 205 DOM
10. 2026-06-04
    days on market $155,900 Active 202 DOM
11. 2026-06-03
    days on market $155,900 Active 201 DOM
12. 2026-06-02
    days on market $155,900 Active 200 DOM
13. 2026-06-01
    days on market $155,900 Active 199 DOM
14. 2026-05-31
    statusdays on market $155,900 Active 198 DOM
15. 2026-05-21
    price $155,900
16. 2026-05-21
    status Back on Market
17. 2026-04-28
    historical
18. 2026-04-11
    price $159,900
19. 2026-04-02
    price $165,000
20. 2026-01-23
    price $177,000
21. 2025-12-06
    price $178,000
22. 2025-12-05
    status Back on Market
23. 2025-08-01
    historical
24. 2025-06-30
    price $195,000
25. 2025-06-19
    listed $200,000 New
26. 2024-07-22
    soldstatus
27. 2017-05-01
    soldstatus
28. 2016-06-20
    soldstatus
29. 2010-02-04
    historical
30. 2009-07-10
    listed $59,900
31. 2008-05-06
    historical
32. 2007-06-03
    listed $66,000
33. 2002-03-13
    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: $3,984 · $332/mo
• Projected year-2 tax: $3,984 · $332/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,923
• − Mortgage interest: −$8,733
• − Property taxes: −$3,984
• − Insurance: −$780
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,535
• Taxable loss: −$2,136
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $888/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

+136.2% since first listed

19 events — show timeline

• 2026-05-21 Price Changed $155,900 LERA
• 2026-05-21 Relisted — LERA
• 2026-04-28 Listing Removed — LERA
• 2026-04-11 Price Changed $159,900 LERA
• 2026-04-02 Price Changed $165,000 LERA
• 2026-01-23 Price Changed $177,000 LERA
• 2025-12-06 Price Changed $178,000 LERA
• 2025-12-05 Relisted — LERA
• 2025-08-01 Listing Removed — LERA
• 2025-06-30 Price Changed $195,000 LERA
• 2025-06-19 Listed $200,000 LERA
• 2024-07-22 Sold (Public Records) — Public Records
• 2017-05-01 Sold (Public Records) — Public Records
• 2016-06-20 Sold (Public Records) — Public Records
• 2010-02-04 Listing Removed — LERA
• 2009-07-10 Listed $59,900 LERA
• 2008-05-06 Listing Removed — LERA
• 2007-06-03 Listed $66,000 LERA
• 2002-03-13 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,984 · -1.2% YoY. Source: county tax records.