3842 Candleglenn · San Antonio, TX 78244

$155,000

3 bd · 2.5 ba · 1,501 sqft · SingleFamily public records · 12 Days on market

Built 2003 8,668 sqft lot $103/sqft · 17% below area Est $186k · 17% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-upper with several options: GREAT opportunity to utilize a FHA, VA, or Conventional RENOVATION LOAN. OR, buy at below market value and renovate over time at your own pace. OR purchase, renovate, and rent for long-term equity growth. This one will be sold AS-IS and the seller will entertain reasonable offers.

Key facts

• 8,668 sq ft lot
• Garage
• Built 2003

Property features AI

Finance

• HOA & community: Located in the Candlewood Park subdivision

Exterior

• Parking: 1-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Built by KB (approx. 23 years old)
• Construction: Brick and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Privacy fence; Level lot; Street paved with sidewalks and streetlights; City street

Interior

• Kitchen: Kitchen (approx. 11 x 8); Stove/Range; Refrigerator; Dishwasher; Disposal; Ice maker connection
• Bedrooms: Master bedroom on upper level with ceiling fan and full bath (approx. 11 x 20); Second bedroom (approx. 10 x 11); Third bedroom (approx. 18 x 13)
• Flooring: Carpeting; Linoleum flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with separate tub and shower and single vanity (approx. 7 x 6)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; 1 living area; Utility room inside; All bedrooms located on the upper level; Cable TV available; All window coverings remain
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Utility room (approx. 6 x 5); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $51 ($615/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• 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: crime F.
• Judson ISD (suburban): math 21% / reading 33% proficiency, ranked #660 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Candlewood El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 519 students, 90% FRL); Karen Wagner H S (math 12% / reading 29%, grade F, #1,389 of 1,632 statewide, top 86%, 2,366 students, 80% FRL) — zoned schools average 85% FRL vs 57% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 187 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

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.
• 5 sale attempts since 6y 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

• Watch-outs: property tax is 2.6% 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 $155,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 8.0

CMA / ARV

• ARV (median comp): $186,001
• List price: $155,000
• Delta: -16.67%
• 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
3842 Candleglenn	0.00mi	3/2.5	1,501 (0%)	0mo	$155,000	$103	100
3717 Candlecreek Ct	0.13mi	3/2.5	1,501 (0%)	0mo	$199,999	$133	94
6143 Lyndell Spgs	0.24mi	3/2.5	1,501 (0%)	1mo	$208,000	$139	88
6002 Glacier Sun	0.09mi	3/2.0	1,344 (-10%)	1mo	$165,000	$123	76
4141 Sunrise Cove Dr	0.51mi	3/2.5	1,478 (-2%)	3mo	$125,000	$85	72
6011 Meadow Sunrise Dr	0.60mi	3/2.0	1,521 (+1%)	1mo	$150,000	$99	67
6518 Candleview	0.38mi	3/2.0	1,630 (+9%)	1mo	$179,000	$110	65
2915 Candleside	0.31mi	3/2.5	1,716 (+14%)	2mo	$190,000	$111	60
6508 Buffalo Rnch	0.66mi	3/2.0	1,360 (-9%)	1mo	$140,000	$103	51
3019 Pacific Coast	0.75mi	3/2.0	1,654 (+10%)	1mo	$245,000	$148	46
6617 Richland Pl	0.72mi	3/2.0	1,653 (+10%)	2mo	$232,500	$141	46
5807 Summer Fest	0.72mi	4/2.0 (+1)	1,352 (-10%)	2mo	$180,000	$133	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 · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-25,297
• Equity at exit: $23,111

10-year hold

• IRR: -14.1%
• Equity multiple: 0.28×
• Total profit: $-31,315
• Equity at exit: $13,402

Cash invested: $43,400 (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 78244

• Home prices YoY: -4.4%
• Rents YoY: 0.8%
• Active inventory: 187
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$813
• Tax from tax record: −$340 /mo · $4,085/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $51

Break-even live

Break-even rent $1,542

Max offer price $155,000

Occupancy floor 92%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6254 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	44d	1	0.08mi
6230 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.13mi
3713 Candlebluff Dr San Antonio, TX	3.0	2.5	1501	$2,100	$1.40	15d	1	0.13mi
4001 Colonial Sun Dr San Antonio, TX	3.0	2.0	1344	$1,400	$1.04	44d	1	0.13mi
6222 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.15mi
6222 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.15mi
6214 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	22d	1	0.17mi
6214 Eddie Way San Antonio, TX	3.0	2.5	1225	$1,600	$1.31	20d	1	0.17mi
3710 Candleglenn San Antonio, TX	3.0	2.5	1582	$1,650	$1.04	3d	1	0.17mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.17mi
6210 Eddie Way Unit 1 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	44d	1	0.17mi
4014 Sunrise Creek Dr San Antonio, TX	3.0	2.0	1100	$1,600	$1.45	44d	1	0.18mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	3d	1	0.18mi
6206 Eddie Way Unit 2 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	24d	1	0.18mi
3633 Candlebrook Ln San Antonio, TX	3.0	2.0	1621	$1,495	$0.92	24d	1	0.21mi
6523 Candlecrest Ct San Antonio, TX	4.0	2.0	1905	$1,930	$1.01	44d	1	0.23mi
5840 Glacier Sun Dr San Antonio, TX	3.0	2.0	1344	$1,749	$1.30	2d	1	0.29mi
3327 Candlemoon Dr San Antonio, TX	3.0	2.0	1344	$1,550	$1.15	44d	1	0.29mi
4047 Indian Sunrise San Antonio, TX	3.0	1.0	1089	$1,150	$1.06	44d	1	0.31mi
6402 Candlewick Ct San Antonio, TX	4.0	2.5	2008	$1,790	$0.89	4d	1	0.33mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	24d	1	0.36mi
6231 Post Ml San Antonio, TX	3.0	2.0	1447	$1,495	$1.03	20d	1	0.36mi
2726 Candleridge Dr San Antonio, TX	3.0	2.0	1430	$1,349	$0.94	24d	1	0.36mi
6402 Candleview Ct San Antonio, TX	3.0	2.0	1319	$1,499	$1.14	4d	1	0.37mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,700	$1.39	2d	1	0.38mi
4111 Sunrise Terrace Dr San Antonio, TX	4.0	2.0	1220	$1,800	$1.48	44d	1	0.38mi
4078 Enchanted Sun San Antonio, TX	3.0	1.0	1056	$1,250	$1.18	24d	1	0.39mi
6458 Candleview Ct San Antonio, TX	4.0	2.5	2008	$1,645	$0.82	4d	1	0.39mi
4122 Alaskian Sunrise San Antonio, TX	3.0	2.0	1454	$1,495	$1.03	44d	1	0.40mi
3643 Cameron Spgs San Antonio, TX	3.0	1.5	1501	$1,180	$0.79	3d	1	0.40mi
3603 Aranda Flds Converse, TX	3.0	2.0	1346	$1,650	$1.23	44d	1	0.42mi
3669 Candlehead Ln San Antonio, TX	3.0	2.5	1294	$1,700	$1.31	44d	1	0.44mi
3511 Dunlap Flds Converse, TX	3.0	2.0	1317	$1,650	$1.25	11d	1	0.46mi
4123 Frontier Sun San Antonio, TX	3.0	2.0	1086	$1,350	$1.24	44d	1	0.46mi
4102 Dakota Sun San Antonio, TX	3.0	1.0	1202	$1,350	$1.12	44d	1	0.47mi
3422 Dunlap Flds Converse, TX	3.0	2.0	1450	$1,540	$1.06	20d	1	0.49mi
4082 Sunrise Pass San Antonio, TX	3.0	1.0	1125	$1,355	$1.20	4d	1	0.49mi
2631 Green Leaf Way San Antonio, TX	4.0	2.5	1918	$1,689	$0.88	24d	1	0.50mi
6114 Hackberry Pond San Antonio, TX	3.0	2.5	2043	$1,695	$0.83	44d	1	0.51mi
4162 Frontier Sun San Antonio, TX	3.0	2.5	1246	$1,400	$1.12	44d	1	0.52mi

Listing history 12 events

1. 2026-05-12
   historical Active Option 315-char remark
2. 2026-05-07
   listed $155,000 New 315-char remark
3. 2025-05-05
   historical $1,300
4. 2025-05-05
   listed $1,300
5. 2025-05-05
   historical $1,300
6. 2025-05-01
   listed $1,300
7. 2022-02-07
   price $1,500
8. 2020-08-07
   soldstatus
9. 2020-08-06
   soldstatus Sold
10. 2020-06-26
    status Pending
11. 2020-06-19
    listed Active Option
12. 2020-06-19
    listed $150,000

ⓘ 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: $4,085 · $340/mo
• Projected year-2 tax: $4,085 · $340/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 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: $19,277
• − Mortgage interest: −$8,682
• − Property taxes: −$4,085
• − Insurance: −$775
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,509
• Taxable loss: −$1,859
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,061/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: Judson ISD
• NCES district ID: 4824990
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $57,542
• Composite: 24.39/100
• National rank: #7689
• State rank: #660 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,092
• Household income: $71,128
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 677.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 46% Black 27% Two or more races 24% White 20% Asian 2%
• Hispanic origin (detail): Mexican 38% Puerto Rican 2% Cuban 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 28% Vietnamese 1% Tagalog/Filipino 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: ▼ -11.42%
• Current HPI: 249.3834
• Rent YoY: ▲ 0.75%
• 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

+3.3% since first listed

14 events — show timeline

• 2026-06-10 Sold (MLS) — LERA
• 2026-05-20 Pending — LERA
• 2026-05-12 Contingent — LERA
• 2026-05-07 Listed $155,000 LERA
• 2025-05-05 Rental Removed $1,300 SHOWMOJO2
• 2025-05-05 Listed for Rent $1,300 SHOWMOJO2
• 2025-05-05 Rental Removed $1,300 SHOWMOJO2
• 2025-05-01 Listed for Rent $1,300 SHOWMOJO2
• 2022-02-07 Price Changed $1,500 RENT.
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-08-06 Sold (MLS) — LERA
• 2020-06-26 Pending — LERA
• 2020-06-19 Listed — LERA
• 2020-06-19 Listed $150,000 LERA

Property tax history

+13.9%/yr

Latest (2025): $4,085 · +2.4% YoY. Source: county tax records.