942 W Lynwood · San Antonio, TX 78201

$139,999

2 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 32 Days on market

Built 1920 7,230 sqft lot Est $270k · 48% under ↓ 12% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Under appraised BCAD value! 3 bedroom, 1 bath located in the highly desirable Beacon Hill area. Investor special with strong potential. Cash or hard money only. Fixer-upper opportunity with a small unit in the back that offers potential for an ADU. Great value-add property in a prime location.

Key facts

• Potential for an adu
• Value-add property
• Prime location

Tags

• FIXER-UPPER OPPORTUNITY
• SMALL UNIT IN THE BACK
• POTENTIAL FOR AN ADU
• VALUE-ADD PROPERTY
• PRIME LOCATION

Property features AI

Finance

• Financial info: Down payment resources not indicated
• HOA & community: Located in the Beacon Hill subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Pre-owned home; Approximate age: 106 years
• Construction: Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Kitchen 15 x 15
• Bedrooms: Master bedroom (lower level) — 15 x 12; Bedroom 2 — 12 x 12; Bedroom 3 — 15 x 10
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Some window coverings remain; One living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.1% below list).
• Recommended offer: $123k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: schools C-, 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.
• Market conditions: Rents rising (+2.8%/yr); 181 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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 $968 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 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 3.5% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,981 (12.2% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.00% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $269,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 W Gramercy	0.19mi	2/1.0	1,245 (+1%)	8mo	$314,700	$253	83
1029 Fulton Ave	0.14mi	2/1.0	1,154 (-6%)	3mo	$159,999	$139	81
1128 Fulton Ave	0.25mi	3/2.0 (+1)	1,252 (+2%)	1mo	$179,900	$144	76
513 W Rosewood	0.51mi	2/2.0	1,192 (-3%)	4mo	$315,000	$264	63
924 W Rosewood	0.08mi	3/2.0 (+1)	1,409 (+14%)	4mo	$339,000	$241	60
627 W Ridgewood	0.46mi	3/2.0 (+1)	1,341 (+9%)	1mo	$249,900	$186	54
947 W Agarita	0.37mi	3/2.0 (+1)	1,370 (+11%)	2mo	$397,000	$290	54
439 Viendo	0.72mi	3/1.0 (+1)	1,284 (+4%)	4mo	$184,900	$144	50
617 Mulberry	0.57mi	3/2.0 (+1)	1,328 (+8%)	2mo	$329,000	$248	50
1210 Santa Monica	0.64mi	2/1.0	1,110 (-10%)	6mo	$100,000	$90	48
1002 Aganier	0.46mi	3/1.0 (+1)	1,052 (-15%)	2mo	$230,000	$219	47
409 W Rosewood	0.61mi	3/2.0 (+1)	1,336 (+8%)	6mo	$250,000	$187	43

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-28,909
• Equity at exit: $20,874

10-year hold

• IRR: -15.1%
• Equity multiple: 0.15×
• Total profit: $-33,438
• Equity at exit: $12,105

Cash invested: $39,200 (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 78201

• Home prices YoY: -28.4%
• Rents YoY: 2.8%
• Active inventory: 181
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$734
• Tax from tax record: −$409 /mo · $4,910/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-96

Break-even live

Break-even rent $1,521

Max offer price $122,981

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-57	+0% $-96	+5% $-136	+10% $-176
Rent	-10% $-207	-5% $-152	+0% $-96	+5% $-41	+10% $14
Rate	-1.0pp $-26	-0.5pp $-61	base $-96	+0.5pp $-133	+1.0pp $-170

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 W Elsmere Pl San Antonio, TX	3.0	2.0	872	$1,950	$2.24	44d	1	0.08mi
814 W Lynwood Ave San Antonio, TX	2.0	1.5	972	$1,350	$1.39	45d	1	0.19mi
1142 W Lynwood Ave San Antonio, TX	3.0	1.5	1276	$1,700	$1.33	25d	1	0.22mi
803 W Hollywood Ave San Antonio, TX	1.0	1.0	780	$1,195	$1.53	25d	1	0.24mi
801 W Hollywood Ave San Antonio, TX	1.0	1.0	780	$1,195	$1.53	25d	1	0.24mi
935 W Ridgewood Ct San Antonio, TX	2.0	1.0	918	$1,500	$1.63	25d	1	0.33mi
1135 W Ridgewood Ct San Antonio, TX	3.0	2.0	1212	$1,650	$1.36	44d	1	0.37mi
614 Fulton Ave #2 San Antonio, TX	1.0	1.0	700	$999	$1.43	44d	1	0.41mi
604 W Hollywood Ave Unit 1 San Antonio, TX	1.0	1.0	752	$1,450	$1.93	12d	1	0.43mi
604 W Hollywood Ave Unit B San Antonio, TX	1.0	1.0	752	$1,375	$1.83	5d	1	0.43mi
809 Elmwood Dr San Antonio, TX	2.0	1.0	861	$1,450	$1.68	15d	1	0.46mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	25d	1	0.48mi
527 Fulton Ave Unit 2 San Antonio, TX	2.0	1.0	1450	$1,395	$0.96	23d	1	0.48mi
636 W Norwood Ct San Antonio, TX	3.0	2.0	1168	$1,650	$1.41	4d	1	0.48mi
522 W Hollywood Ave San Antonio, TX	3.0	2.0	1008	$2,100	$2.08	44d	1	0.49mi
1338 W Elsmere Pl San Antonio, TX	3.0	2.0	1196	$1,675	$1.40	4d	1	0.51mi
1339 W Hollywood Ave San Antonio, TX	1.0	1.0	1296	$825	$0.64	44d	1	0.53mi
901 Ripley Ave San Antonio, TX	3.0	2.0	1230	$1,600	$1.30	44d	1	0.53mi
522 W Ridgewood Ct San Antonio, TX	2.0	1.0	964	$1,500	$1.56	44d	1	0.53mi
1336 W Ridgewood Ct San Antonio, TX	2.0	1.0	864	$1,180	$1.37	44d	1	0.54mi
1345 W Hollywood Ave San Antonio, TX	3.0	2.0	1434	$1,675	$1.17	25d	1	0.54mi
513 W Rosewood Ave San Antonio, TX	2.0	2.0	1192	$2,000	$1.68	44d	1	0.54mi
820 W Olmos Dr San Antonio, TX	2.0	1.0	1500	$1,000	$0.67	44d	1	0.54mi
1016 Blanco Rd Apt 104 San Antonio, TX	2.0	1.0	814	$895	$1.10	25d	1	0.54mi
808 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,024	$1.37	5d	1	0.55mi
810 W Olmos Dr San Antonio, TX	2.0	1.0	750	$1,049	$1.40	25d	1	0.55mi
815 W Olmos Dr Unit 815 San Antonio, TX	2.0	1.0	750	$850	$1.13	44d	1	0.57mi
810 W Magnolia Ave Unit 2 San Antonio, TX	2.0	1.0	1104	$999	$0.90	44d	1	0.62mi
1138 W Magnolia Ave San Antonio, TX	2.0	1.0	1430	$1,650	$1.15	3d	1	0.62mi
401 W Lynwood Ave Apt 2 San Antonio, TX	1.0	1.0	750	$1,000	$1.33	44d	1	0.63mi
654 Santa Monica St San Antonio, TX	3.0	1.0	1125	$1,550	$1.38	4d	1	0.67mi
335 W Rosewood Ave Unit 3 San Antonio, TX	1.0	1.0	800	$1,150	$1.44	5d	1	0.69mi
503 Westwood Dr San Antonio, TX	2.0	1.0	850	$1,350	$1.59	44d	1	0.69mi
918 McIlvaine Unit 918-M San Antonio, TX	2.0	1.0	934	$1,595	$1.71	25d	1	0.70mi
920 McIlvaine Unit 920-M San Antonio, TX	2.0	1.0	987	$1,495	$1.51	44d	1	0.70mi
1618 W Kings Hwy Unit 1618 San Antonio, TX	1.0	1.0	836	$850	$1.02	13d	1	0.77mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	44d	1	0.80mi
1409 W Woodlawn Ave #4 San Antonio, TX	2.0	1.0	900	$795	$0.88	23d	1	0.80mi
420 W Magnolia Ave Unit 1 San Antonio, TX	1.0	1.0	800	$900	$1.12	44d	1	0.83mi
1635 W Mulberry Ave #207 San Antonio, TX	1.0	1.0	700	$1,450	$2.07	44d	1	0.83mi

Listing history 21 events

1. 2026-06-21
   days on market $139,999 Active 32 DOM
2. 2026-06-18
   days on market $139,999 Active 29 DOM
3. 2026-06-17
   days on market $139,999 Active 28 DOM
4. 2026-06-16
   days on market $139,999 Active 27 DOM
5. 2026-06-15
   days on market $139,999 Active 26 DOM
6. 2026-06-13
   days on market $139,999 Active 24 DOM
7. 2026-06-09
   days on market $139,999 Active 20 DOM
8. 2026-06-08
   days on market $139,999 Active 19 DOM
9. 2026-06-07
   days on market $139,999 Active 18 DOM
10. 2026-06-04
    days on market $139,999 Active 15 DOM
11. 2026-06-03
    days on market $139,999 Active 14 DOM
12. 2026-06-02
    days on market $139,999 Active 13 DOM
13. 2026-06-01
    days on market $139,999 Active 12 DOM
14. 2026-05-31
    statusdays on market $139,999 Active 11 DOM
15. 2026-05-20
    listed $139,999 New
16. 2026-03-18
    historical
17. 2026-03-17
    price $147,000
18. 2026-02-24
    price $157,000
19. 2026-02-09
    soldstatus
20. 2026-02-03
    listed $159,000 New
21. 1993-06-01
    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: $4,910 · $409/mo
• Projected year-2 tax: $4,910 · $409/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $16,790
• − Mortgage interest: −$7,842
• − Property taxes: −$4,910
• − Insurance: −$700
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,073
• Taxable loss: −$3,421
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $-335/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): 41,981
• Household income: $47,121
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 2332.0

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 51% White 13% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Arab 1% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 54% 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: ▼ -103.07%
• Current HPI: 259.9918
• Rent YoY: ▲ 2.82%
• 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

-12.0% since first listed

7 events — show timeline

• 2026-05-20 Listed $139,999 LERA
• 2026-03-18 Listing Removed — LERA
• 2026-03-17 Price Changed $147,000 LERA
• 2026-02-24 Price Changed $157,000 LERA
• 2026-02-09 Sold (Public Records) — Public Records
• 2026-02-03 Listed $159,000 LERA
• 1993-06-01 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,910 · +10.0% YoY. Source: county tax records.