2622 Lakehaven · San Antonio, TX 78222

$159,900

3 bd · 2.0 ba · 1,655 sqft · SingleFamily public records · 125 Days on market

Built 1985 9,060 sqft lot $97/sqft · 27% below area Est $219k · 27% under ↓ 11% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy this charming single-story 3-bedroom, 2-bath home featuring a relaxing open floor plan and a cozy fireplace-perfect for everyday living and entertaining. The converted garage adds valuable extra space, ideal for a home office, second living area, or playroom. Step outside to a nicely sized backyard with plenty of room for gatherings, pets, and kids to play. Conveniently located with quick access to Loop 410 and US-87, commuting to downtown San Antonio, Fort Sam Houston, and Randolph AFB is a breeze.

Key facts

• Open floor plan
• Converted garage
• Cozy fireplace

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• CONVERTED GARAGE
• NICELY SIZED BACKYARD
• QUICK ACCESS TO LOOP 410

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $49 ($594/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• East Central ISD (rural): math 16% / reading 25% proficiency, ranked #758 of 826 in TX (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 445 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($66k/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 125 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 7.7

CMA / ARV

• ARV (median comp): $219,373
• List price: $159,900
• Delta: -27.11%
• 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
2619 Lakeplains	0.12mi	4/2.0 (+1)	1,776 (+7%)	1mo	$219,999	$124	76
6019 Pleasant Mdw	0.44mi	3/2.0	1,708 (+3%)	2mo	$115,000	$67	72
2623 Cloudy Mdw	0.26mi	4/2.0 (+1)	1,768 (+7%)	2mo	$224,900	$127	70
6119 Still Mdw	0.52mi	3/2.0	1,595 (-4%)	5mo	$254,000	$159	66
3515 Salado Brk	0.67mi	3/2.5	1,626 (-2%)	2mo	$225,000	$138	62
2814 Lakebriar	0.27mi	4/2.0 (+1)	1,488 (-10%)	6mo	$114,900	$77	61
6139 Still Mdw	0.55mi	3/2.0	1,556 (-6%)	6mo	$200,000	$129	60
5203 Thistle Pl	0.60mi	3/2.5	1,804 (+9%)	4mo	$257,990	$143	52
3219 Cattail Holw	0.60mi	3/2.5	1,826 (+10%)	3mo	$267,990	$147	51
4607 Flying Hooves	0.55mi	4/3.0 (+1)	1,799 (+9%)	1mo	$245,990	$137	50
3831 Southton	0.68mi	3/2.5	1,415 (-14%)	1mo	$190,000	$134	41
6127 Southern Vis	0.68mi	3/2.5	1,415 (-14%)	1mo	$189,900	$134	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 · 4.35% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-20,235
• Equity at exit: $23,842

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,944
• Equity at exit: $13,825

Cash invested: $44,772 (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 78222

• Home prices YoY: -4.8%
• Rents YoY: 4.3%
• Active inventory: 445
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$839
• Tax from tax record: −$406 /mo · $4,868/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $49

Break-even live

Break-even rent $1,659

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $95	+0% $49	+5% $4	+10% $-41
Rent	-10% $-87	-5% $-19	+0% $49	+5% $118	+10% $186
Rate	-1.0pp $130	-0.5pp $90	base $49	+0.5pp $8	+1.0pp $-34

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2610 Lakebriar St San Antonio, TX	3.0	2.0	1724	$1,675	$0.97	45d	1	0.10mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	4d	1	0.32mi
2911 Lakebriar St San Antonio, TX	4.0	2.0	1440	$1,695	$1.18	23d	1	0.32mi
6119 Lakefront St San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	45d	1	0.48mi
5319 Thistle Pl San Antonio, TX	4.0	3.0	1994	$2,100	$1.05	25d	1	0.53mi
6147 Still Mdw San Antonio, TX	3.0	2.0	1556	$1,459	$0.94	4d	1	0.55mi
5338 Natho St San Antonio, TX	3.0	2.0	1298	$1,349	$1.04	13d	1	0.55mi
6123 Flower Mdw San Antonio, TX	4.0	2.0	1800	$1,795	$1.00	45d	1	0.55mi
5334 Natho St San Antonio, TX	3.0	2.0	1298	$1,325	$1.02	5d	1	0.56mi
5334 Hickory Pl San Antonio, TX	3.0	2.0	1401	$1,650	$1.18	45d	1	0.59mi
6223 Still Mdw San Antonio, TX	3.0	2.0	1330	$1,650	$1.24	5d	1	0.59mi
2906 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,495	$1.20	3d	1	0.61mi
6115 Southern Vis San Antonio, TX	3.0	2.0	1415	$1,509	$1.07	4d	1	0.63mi
5227 Hickory Pl San Antonio, TX	3.0	2.0	1199	$1,700	$1.42	25d	1	0.63mi
6119 Southern Vis San Antonio, TX	3.0	2.5	1246	$1,685	$1.35	25d	1	0.64mi
2718 Bermuda Dr San Antonio, TX	3.0	3.0	1080	$1,400	$1.30	21d	1	0.64mi
5322 Flying Hooves San Antonio, TX	3.0	2.5	1604	$1,900	$1.18	21d	1	0.64mi
2434 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,414	$1.09	5d	1	0.64mi
5910 Sandy Lake St San Antonio, TX	3.0	2.0	1389	$2,100	$1.51	45d	1	0.64mi
2430 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,390	$1.07	13d	1	0.64mi
2951 Lavender Mdw San Antonio, TX	3.0	2.5	1246	$1,530	$1.23	13d	1	0.65mi
2719 Bermuda Dr San Antonio, TX	3.0	2.0	1298	$1,364	$1.05	5d	1	0.67mi
6427 Woodcliff Bnd San Antonio, TX	3.0	2.5	1247	$1,440	$1.15	12d	1	0.78mi
6307 Sloane Cv San Antonio, TX	3.0	2.5	1416	$1,510	$1.07	21d	1	0.80mi
3155 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,495	$0.96	13d	1	0.81mi
3219 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,500	$0.97	5d	1	0.82mi
3239 Begonia Bnd San Antonio, TX	3.0	2.0	1552	$1,435	$0.92	25d	1	0.85mi
6023 Lake Victoria St San Antonio, TX	3.0	2.0	1368	$1,575	$1.15	13d	1	0.87mi
3131 Rosalind Way San Antonio, TX	3.0	2.5	1247	$1,650	$1.32	25d	1	0.88mi
6323 Sinclair Rd San Antonio, TX	3.0	2.0	1556	$1,510	$0.97	25d	1	0.89mi
3510 Bottomless Lk San Antonio, TX	2.0	2.0	1068	$1,150	$1.08	45d	1	0.91mi
3535 Honey Mdw San Antonio, TX	3.0	2.5	1438	$1,400	$0.97	17d	1	0.97mi
6230 Lake Victoria St San Antonio, TX	3.0	2.0	1205	$1,465	$1.22	4d	1	1.00mi
5618 Salado Fls San Antonio, TX	4.0	2.5	1901	$1,675	$0.88	45d	1	1.17mi
4734 Shale Cv San Antonio, TX	3.0	2.0	1247	$1,725	$1.38	25d	1	1.18mi
5365 Southcross Ranch Rd San Antonio, TX	3.0	1.0–2.0	1568	$85,000	$54.21	3d	1	1.26mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1850	$1,750	$0.95	4d	1	1.26mi
4910 Sandstone Way San Antonio, TX	3.0	2.5	1849	$1,750	$0.95	23d	1	1.26mi
5026 Benham Dr San Antonio, TX	4.0	1.0	1700	$1,750	$1.03	19d	1	1.34mi
4938 Bernadine Dr San Antonio, TX	3.0	2.0	1078	$2,000	$1.86	25d	1	1.34mi

Listing history 9 events

1. 2026-06-07
   status $159,900 Pending 125 DOM
2. 2026-06-04
   days on market $159,900 Active 125 DOM
3. 2026-06-03
   days on market $159,900 Active 124 DOM
4. 2026-06-02
   days on market $159,900 Active 123 DOM
5. 2026-06-01
   days on market $159,900 Active 122 DOM
6. 2026-05-31
   days on market $159,900 Active 121 DOM
7. 2026-05-05
   price $159,900 510-char remark

   Show marketing remark (510 chars)

   Enjoy this charming single-story 3-bedroom, 2-bath home featuring a relaxing open floor plan and a cozy fireplace-perfect for everyday living and entertaining. The converted garage adds valuable extra space, ideal for a home office, second living area, or playroom. Step outside to a nicely sized backyard with plenty of room for gatherings, pets, and kids to play. Conveniently located with quick access to Loop 410 and US-87, commuting to downtown San Antonio, Fort Sam Houston, and Randolph AFB is a breeze.

8. 2026-03-18
   price $169,900 510-char remark

   Show marketing remark (510 chars)

   Enjoy this charming single-story 3-bedroom, 2-bath home featuring a relaxing open floor plan and a cozy fireplace-perfect for everyday living and entertaining. The converted garage adds valuable extra space, ideal for a home office, second living area, or playroom. Step outside to a nicely sized backyard with plenty of room for gatherings, pets, and kids to play. Conveniently located with quick access to Loop 410 and US-87, commuting to downtown San Antonio, Fort Sam Houston, and Randolph AFB is a breeze.

9. 2026-01-30
   listed $179,900 New 510-char remark

   Show marketing remark (510 chars)

   Enjoy this charming single-story 3-bedroom, 2-bath home featuring a relaxing open floor plan and a cozy fireplace-perfect for everyday living and entertaining. The converted garage adds valuable extra space, ideal for a home office, second living area, or playroom. Step outside to a nicely sized backyard with plenty of room for gatherings, pets, and kids to play. Conveniently located with quick access to Loop 410 and US-87, commuting to downtown San Antonio, Fort Sam Houston, and Randolph AFB is a breeze.

ⓘ 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: $4,868 · $406/mo
• Projected year-2 tax: $4,868 · $406/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 ≥110°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,664
• − Mortgage interest: −$8,957
• − Property taxes: −$4,868
• − Insurance: −$800
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$4,652
• Taxable loss: −$1,919
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,055/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: East Central ISD
• NCES district ID: 4817850
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $53,941
• Composite: 18.67/100
• National rank: #8887
• State rank: #758 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): 26,476
• Household income: $66,362
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 686.0

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 26% White 19% Black 14% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Italian 1% Slovak 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 37% Arabic 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: ▼ -14.18%
• Current HPI: 278.8429
• Rent YoY: ▲ 4.35%
• 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

-11.1% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $159,900 LERA
• 2026-03-18 Price Changed $169,900 LERA
• 2026-01-30 Listed $179,900 LERA

Property tax history

+6.3%/yr

Latest (2025): $4,868 · +4.6% YoY. Source: county tax records.