52 Beach Shr · Lake Medina Shores, TX 78003

$70,000

2 bd · 1.5 ba · 1,332 sqft · SingleFamily · 223 Days on market

Built 2006 Fair condition 0.31 ac lot $53/sqft · 56% below area ↓ 18% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you need to escape the hustle and bustle of everyday life? Discover this exceptional retreat nestled near the tranquil Medina River. The atmosphere here is incredibly cozy, offering a peaceful setting where you can truly unwind. Located just a short drive from downtown Bandera, you'll find yourself close enough to enjoy the conveniences of town, far enough to savor the serenity of the countryside. In Bandera you'll be surrounded by charming boutiques perfect for shopping a welcoming restaurants serving delicious, down home cooking. So, what are you waiting for? Come experience the very best of country living and create lasting memories in this idyllic haven. Along with the two spacious cottages, there are also two large storage buildings.

Key facts

• 0.31 acre lot
• Community pool
• Built 2006

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.8% in Lake Medina Shores — 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 56/100 on livability (#1,318 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Bandera ISD (rural): math 30% / reading 41% proficiency, ranked #500 of 826 in TX (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 531 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Bandera County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.30%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $160,177
• List price: $70,000
• Delta: -56.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 S Lakeshore	0.14mi	3/2.0 (+1)	1,260 (-5%)	3mo	$100,000	$79	75
352 Longhorn	0.40mi	3/2.0 (+1)	1,215 (-9%)	1mo	$259,000	$213	59
1413 Alamo Bch	0.74mi	2/1.5	1,500 (+13%)	7mo	$157,000	$105	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.30×
• Total profit: $25,402
• Equity at exit: $10,437

10-year hold

• IRR: 38.1%
• Equity multiple: 4.55×
• Total profit: $69,490
• Equity at exit: $6,052

Cash invested: $19,600 (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 78003

• Home prices YoY: -14.3%
• Active inventory: 531
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $577

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 52%

Sensitivity live

Price	-10% $625	-5% $601	+0% $577	+5% $552	+10% $528
Rent	-10% $471	-5% $524	+0% $577	+5% $630	+10% $683
Rate	-1.0pp $612	-0.5pp $594	base $577	+0.5pp $558	+1.0pp $540

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Water St Unit B Pipe Creek, TX	2.0	1.0	900	$1,000	$1.11	44d	1	0.61mi
161 Water St Unit A Pipe Creek, TX	3.0	2.0	1120	$1,200	$1.07	44d	1	0.61mi
146 Cedar St Pipe Creek, TX	2.0	1.5	1092	$1,695	$1.55	8d	1	0.70mi
1110 Grandview Cir Bandera, TX	2.0	2.0	1125	$1,750	$1.56	44d	1	1.02mi
149 Vint Bonner Dr Unit 149V Bandera, TX	3.0	2.0	1250	$1,150	$0.92	25d	1	1.03mi

Listing history 16 events

1. 2026-06-18
   days on market $70,000 Active 223 DOM
2. 2026-06-17
   days on market $70,000 Active 222 DOM
3. 2026-06-16
   days on market $70,000 Active 221 DOM
4. 2026-06-15
   days on market $70,000 Active 220 DOM
5. 2026-06-13
   days on market $70,000 Active 218 DOM
6. 2026-06-09
   days on market $70,000 Active 214 DOM
7. 2026-06-07
   days on market $70,000 Active 212 DOM
8. 2026-06-04
   days on market $70,000 Active 209 DOM
9. 2026-06-03
   days on market $70,000 Active 208 DOM
10. 2026-06-02
    days on market $70,000 Active 207 DOM
11. 2026-06-01
    days on market $70,000 Active 206 DOM
12. 2026-05-31
    days on market $70,000 Active 205 DOM
13. 2026-05-05
    status Back on Market 751-char remark

    Show marketing remark (751 chars)

    Do you need to escape the hustle and bustle of everyday life? Discover this exceptional retreat nestled near the tranquil Medina River. The atmosphere here is incredibly cozy, offering a peaceful setting where you can truly unwind. Located just a short drive from downtown Bandera, you'll find yourself close enough to enjoy the conveniences of town, far enough to savor the serenity of the countryside. In Bandera you'll be surrounded by charming boutiques perfect for shopping a welcoming restaurants serving delicious, down home cooking. So, what are you waiting for? Come experience the very best of country living and create lasting memories in this idyllic haven. Along with the two spacious cottages, there are also two large storage buildings.

14. 2026-05-04
    historical 751-char remark

    Show marketing remark (751 chars)

    Do you need to escape the hustle and bustle of everyday life? Discover this exceptional retreat nestled near the tranquil Medina River. The atmosphere here is incredibly cozy, offering a peaceful setting where you can truly unwind. Located just a short drive from downtown Bandera, you'll find yourself close enough to enjoy the conveniences of town, far enough to savor the serenity of the countryside. In Bandera you'll be surrounded by charming boutiques perfect for shopping a welcoming restaurants serving delicious, down home cooking. So, what are you waiting for? Come experience the very best of country living and create lasting memories in this idyllic haven. Along with the two spacious cottages, there are also two large storage buildings.

15. 2026-02-06
    price $70,000 751-char remark

    Show marketing remark (751 chars)

    Do you need to escape the hustle and bustle of everyday life? Discover this exceptional retreat nestled near the tranquil Medina River. The atmosphere here is incredibly cozy, offering a peaceful setting where you can truly unwind. Located just a short drive from downtown Bandera, you'll find yourself close enough to enjoy the conveniences of town, far enough to savor the serenity of the countryside. In Bandera you'll be surrounded by charming boutiques perfect for shopping a welcoming restaurants serving delicious, down home cooking. So, what are you waiting for? Come experience the very best of country living and create lasting memories in this idyllic haven. Along with the two spacious cottages, there are also two large storage buildings.

16. 2025-11-04
    listed $85,000 New 751-char remark

    Show marketing remark (751 chars)

    Do you need to escape the hustle and bustle of everyday life? Discover this exceptional retreat nestled near the tranquil Medina River. The atmosphere here is incredibly cozy, offering a peaceful setting where you can truly unwind. Located just a short drive from downtown Bandera, you'll find yourself close enough to enjoy the conveniences of town, far enough to savor the serenity of the countryside. In Bandera you'll be surrounded by charming boutiques perfect for shopping a welcoming restaurants serving delicious, down home cooking. So, what are you waiting for? Come experience the very best of country living and create lasting memories in this idyllic haven. Along with the two spacious cottages, there are also two large storage buildings.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,107
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,036
• Taxable income: $6,172
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,438/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to bring it up to a fair condition. The interior is exposed and unfinished, and the exterior is in poor condition. Improvements in painting, cabinets, windows, insulation, HVAC, and landscaping would significantly increase its value.

Repairs flagged

• Major Exposed framing — Structural integrity compromised
• Major No cabinets — Basic kitchen functionality missing
• Major No fixtures — Basic bathroom functionality missing
• Major No glass — No natural light
• Major No insulation — Poor energy efficiency
• Major No HVAC equipment — No heating/cooling
• Major No landscaping — Poor curb appeal

Value-add opportunities

• Both Paint and refinish interior — Enhances curb appeal and interior aesthetics
• Both Install cabinets and fixtures — Improves kitchen and bathroom functionality
• Both Replace windows with energy-efficient ones — Improves energy efficiency and natural light
• Both Install insulation and HVAC system — Improves energy efficiency and comfort
• Both Landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing · Structural integrity compromised	Major	$15,000–50,000
No cabinets · Basic kitchen functionality missing	Major	$15,000–50,000
No fixtures · Basic bathroom functionality missing	Major	$15,000–50,000
No glass · No natural light	Major	$15,000–50,000
No insulation · Poor energy efficiency	Major	$15,000–50,000
No HVAC equipment · No heating/cooling	Major	$15,000–50,000
No landscaping · Poor curb appeal	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Paint and refinish interior — Enhances curb appeal and interior aesthetics ↑
• Both Install cabinets and fixtures — Improves kitchen and bathroom functionality ↑
• Both Replace windows with energy-efficient ones — Improves energy efficiency and natural light ↑
• Both Install insulation and HVAC system — Improves energy efficiency and comfort ↑
• Both Landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bandera ISD
• NCES district ID: 4809360
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 41% ▼ -3.00%
• Median HH income: $48,771
• Composite: 30.61/100
• National rank: #6194
• State rank: #500 of 826 in TX

Livability — Lake Medina Shores

• Score: 56/100
• State rank: #1318
• US rank: #22715

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Medina Shores, TX
• Population (ZIP): 9,594

Population outlook (Bandera County) Hauer SSP2

• Today (2025): 22,614 people
• By 2030: 23,102 · +2.2%
• By 2040: 23,489 · +3.9%
• By 2050: 23,264 · +2.9%
• By 2075: 23,607 · +4.4%
• By 2100: 22,265 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 3% Serbian 3% Romanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 14% German/W. Germanic 1%

Political lean MEDSL · Bandera

• 2024 margin: Solid R (+61.9) · D 18.6% · R 80.5%
• 2008→2024 swing: -11.5pp toward R · 2008: -50.4pp · 2024: -61.9pp
• All cycles: 2024: R+61.9 2020: R+59.4 2016: R+63.0 2012: R+59.0 2008: R+50.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.80%
• Current HPI: 215.0687
• Rent YoY: —
• Metro: —
• 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

-17.6% since first listed

4 events — show timeline

• 2026-05-05 Relisted — LERA
• 2026-05-04 Listing Removed — LERA
• 2026-02-06 Price Changed $70,000 LERA
• 2025-11-04 Listed $85,000 LERA