502 Earlyway Dr · San Antonio, TX 78233

$138,000

4 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 22 Days on market

Built 1960 7,701 sqft lot Est $178k · 22% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MARCH INTO THIS HOME!!! FRESHLY PAINTED*RECENT CRPT* ROOF 2006* MATURE FRT TREES* STUCCO BLDG 15X15 FOR STORAGE ,PLAYHOUSE, OR WORK AREA *EASY CLEAN VINYL SIDING* WINDOW UNITS PROVIDED BY SELLER* QUICK ACCESS TO HWY 35 & RAFB,BAMC*APPLIANCES CONVEY W/ FULL OFFER

Key facts

• 7,701 sq ft lot
• Built 1960
• Listed 22 days

Tags

• EASY ACCESS TO MAJOR HIGHWAYS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Possession per current lease agreement
• Financial info: Currently being leased; lease expires October 11, 2026; For sale; Not a potential short sale
• HOA & community: Subdivision: STARLIGHT TERRACE; Community legal name: MORNINGSIDE PK/PAN AM

Exterior

• Utilities: Gas service: CPS; Electricity: CPS; Water: SAWS; Sewer: City; Garbage service: City; Water and sewer systems available
• Home design: Pre-owned property; Approximate age: 66 years; Slab foundation; Composition roof
• Construction: Aluminum exterior; Slab foundation; Composition roof; Built approximately 66 years ago
• Exterior features: Storage building / shed; Aluminum exterior

Interior

• Kitchen: 10 x 12
• Bedrooms: Master bedroom (lower level) — 13 x 13; Bedroom 2 — 10 x 10; Bedroom 3 — 10 x 10
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating (see remarks); 3+ window air conditioners
• Interior features: Ceiling fans; Chandelier; Washer and dryer connections; Stove/Range; 1 living area
• Laundry & utility: Utility room — 8 x 10; Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $136k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• North East ISD (urban): math 38% / reading 49% proficiency, ranked #276 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clear Spring El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 318 students, 89% FRL); Roosevelt H S (math 20% / reading 40%, grade F, #1,096 of 1,632 statewide, top 68%, 2,599 students, 72% FRL) — zoned schools average 81% FRL vs 41% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 44% district-wide (-19 pts) — the specific schools serving this property underperform the North East ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 299 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $954 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 22 days — a 2% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 2.9% of price.
• Climate carrying-cost: severe wind risk, 80% 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 $135,930 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $177,748
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Shadowlight Ter	0.09mi	4/1.0	1,112 (-7%)	0mo	$164,900	$148	83
103 Starlight Ter	0.23mi	4/1.0	1,212 (+1%)	6mo	$168,468	$139	83
314 Centerway Dr	0.08mi	3/1.0 (-1)	1,222 (+2%)	19mo	$220,000	$180	72
9627 Heidelberg St	0.42mi	3/1.0 (-1)	1,150 (-4%)	12mo	$160,000	$139	58
5835 Randolph Blvd	0.67mi	4/3.0	1,092 (-9%)	22mo	$279,000	$255	27

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-18,080
• Equity at exit: $20,576

10-year hold

• IRR: -11.2%
• Equity multiple: 0.43×
• Total profit: $-21,895
• Equity at exit: $11,932

Cash invested: $38,640 (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 78233

• Home prices YoY: -31.0%
• Rents YoY: -0.1%
• Active inventory: 299
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$724
• Tax from tax record: −$337 /mo · $4,042/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $138

Break-even live

Break-even rent $1,415

Max offer price $138,000

Occupancy floor 86%

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Earlyway Dr San Antonio, TX	3.0	1.0	1300	$1,500	$1.15	4d	1	0.17mi
9934 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,538	$1.26	3d	2	0.40mi
9934 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,675	$1.37	44d	1	0.40mi
9934 Hazy Bnd Unit 101 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	44d	1	0.40mi
3 Basin Elm San Antonio, TX	3.0	2.0	1437	$1,715	$1.19	20d	1	0.40mi
11 Basin Elm San Antonio, TX	3.0	2.5	1437	$1,550	$1.08	4d	1	0.40mi
9919 Grove Mist Unit 104 San Antonio, TX	3.0	2.5	1300	$1,425	$1.10	8d	1	0.41mi
9919 Grove Mist Unit 4 San Antonio, TX	3.0	2.5	1360	$1,495	$1.10	24d	1	0.41mi
9930 Hazy Bnd Unit 3 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	44d	1	0.41mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	16d	1	0.43mi
9926 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1298	$1,395	$1.07	44d	1	0.43mi
9911 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,550	$1.27	24d	1	0.43mi
9911 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	11d	2	0.43mi
9911 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	44d	1	0.43mi
9903 Grove Mist Unit 101 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	44d	1	0.45mi
9903 Grove Mist San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	3d	2	0.45mi
9903 Grove Mist Unit 102 San Antonio, TX	3.0	2.5	1225	$1,345	$1.10	24d	1	0.45mi
9918 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1246	$1,350	$1.08	15d	1	0.45mi
7 Beacon Oak San Antonio, TX	3.0	2.5	1446	$1,699	$1.17	3d	1	0.47mi
9910 Hazy Bnd Unit 1 San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	24d	1	0.47mi
9910 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,400	$1.14	20d	1	0.47mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,350	$1.10	15d	1	0.48mi
9906 Hazy Bnd Unit 104 San Antonio, TX	3.0	2.5	1225	$1,395	$1.14	44d	1	0.48mi
9906 Hazy Bnd Unit 103 San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	24d	1	0.48mi
9906 Hazy Bnd San Antonio, TX	3.0	2.5	1225	$1,375	$1.12	3d	1	0.48mi
10306 Pinehurst Run San Antonio, TX	3.0	2.0	1271	$1,800	$1.42	8d	1	0.56mi
18 Beacon Bay San Antonio, TX	3.0	2.5	1441	$1,695	$1.18	44d	1	0.57mi
11411 Crosswinds Way San Antonio, TX	3.0	1.0–2.0	944	$2,101	$2.22	3d	20	0.67mi
5411 Encanta St San Antonio, TX	3.0	1.5	1053	$1,435	$1.36	44d	1	0.83mi
9426 Apple Ridge Ln Unit 603 San Antonio, TX	3.0	2.5	1225	$1,450	$1.18	8d	1	1.01mi
8835 Willmon Way Windcrest, TX	1.0–3.0	1.0–2.0	979	$1,145	$1.17	2d	12	1.03mi
4755 Casa Oro St San Antonio, TX	4.0	1.5	1377	$1,525	$1.11	24d	1	1.12mi
4911 Casa Grande St San Antonio, TX	3.0	2.0	1196	$2,000	$1.67	24d	1	1.13mi
4530 Longvale Dr San Antonio, TX	3.0	1.0	1000	$1,375	$1.38	15d	1	1.14mi
4527 Clear Spring Dr San Antonio, TX	3.0	1.5	1098	$1,350	$1.23	24d	1	1.16mi
4518 Clear Spring Dr San Antonio, TX	3.0	1.0	864	$1,275	$1.48	15d	1	1.20mi
4827 Casa Grande St San Antonio, TX	3.0	2.0	1125	$1,650	$1.47	8d	1	1.20mi
4502 Longvale Dr San Antonio, TX	3.0	2.0	1092	$1,600	$1.47	4d	1	1.22mi
4438 Bayliss St San Antonio, TX	3.0	2.0	1320	$1,750	$1.33	18d	1	1.23mi
6427 Ithaca Fls San Antonio, TX	3.0	2.0	1315	$1,595	$1.21	8d	1	1.31mi

Listing history 26 events

1. 2026-06-18
   days on market $138,000 Active 22 DOM
2. 2026-06-17
   days on market $138,000 Active 21 DOM
3. 2026-06-16
   days on market $138,000 Active 20 DOM
4. 2026-06-15
   days on market $138,000 Active 19 DOM
5. 2026-06-13
   days on market $138,000 Active 17 DOM
6. 2026-06-13
   days on market $138,000 Active 16 DOM
7. 2026-06-09
   days on market $138,000 Active 13 DOM
8. 2026-06-08
   days on market $138,000 Active 12 DOM
9. 2026-06-07
   statusdays on market $138,000 Active 11 DOM
10. 2026-06-04
    days on market $138,000 New 8 DOM
11. 2026-06-03
    days on market $138,000 New 7 DOM
12. 2026-06-02
    days on market $138,000 New 6 DOM
13. 2026-06-01
    days on market $138,000 New 5 DOM
14. 2026-05-31
    days on market $138,000 New 4 DOM
15. 2026-05-27
    listed $138,000 New
16. 2024-10-13
    historical $1,100
17. 2024-10-11
    listed $1,100
18. 2024-10-10
    historical $1,100
19. 2024-09-19
    listed $1,100
20. 2020-10-21
    soldstatus
21. 2007-04-24
    soldstatus
22. 2007-04-23
    soldstatus 266-char remark

    Show marketing remark (266 chars)

    MARCH INTO THIS HOME!!! FRESHLY PAINTED*RECENT CRPT* ROOF 2006* MATURE FRT TREES* STUCCO BLDG 15X15 FOR STORAGE ,PLAYHOUSE, OR WORK AREA *EASY CLEAN VINYL SIDING* WINDOW UNITS PROVIDED BY SELLER* QUICK ACCESS TO HWY 35 & RAFB,BAMC*APPLIANCES CONVEY W/ FULL OFFER

23. 2007-02-13
    listed $78,000 266-char remark

    Show marketing remark (266 chars)

    MARCH INTO THIS HOME!!! FRESHLY PAINTED*RECENT CRPT* ROOF 2006* MATURE FRT TREES* STUCCO BLDG 15X15 FOR STORAGE ,PLAYHOUSE, OR WORK AREA *EASY CLEAN VINYL SIDING* WINDOW UNITS PROVIDED BY SELLER* QUICK ACCESS TO HWY 35 & RAFB,BAMC*APPLIANCES CONVEY W/ FULL OFFER

24. 2006-12-19
    historical
25. 2005-07-08
    listed $76,900
26. 1978-02-01
    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: $4,042 · $337/mo
• Projected year-2 tax: $4,042 · $337/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 ≥107°F today · 20 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: $19,086
• − Mortgage interest: −$7,730
• − Property taxes: −$4,042
• − Insurance: −$690
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,015
• Taxable loss: −$445
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,768/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: North East ISD
• NCES district ID: 4832940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $57,715
• Composite: 38.1/100
• National rank: #4276
• State rank: #276 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): 48,911
• Household income: $76,421
• Rent vs Own: 39.6% rent · 60.4% own
• Severe rent burden: 1635.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 52% White 31% Two or more races 23% Black 11% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 42% Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 27% Korean 1% 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: ▼ -123.27%
• Current HPI: 274.943
• Rent YoY: ▼ -0.06%
• 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

+79.5% since first listed

12 events — show timeline

• 2026-05-27 Listed $138,000 LERA
• 2024-10-13 Rental Removed $1,100 RENTSPREE
• 2024-10-11 Listed for Rent $1,100 RENTSPREE
• 2024-10-10 Rental Removed $1,100 SABOR
• 2024-09-19 Listed for Rent $1,100 SABOR
• 2020-10-21 Sold (Public Records) — Public Records
• 2007-04-24 Sold (Public Records) — Public Records
• 2007-04-23 Sold (MLS) — LERA
• 2007-02-13 Listed $78,000 LERA
• 2006-12-19 Listing Removed — LERA
• 2005-07-08 Listed $76,900 LERA
• 1978-02-01 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,042 · -2.2% YoY. Source: county tax records.