52 Beach Shr · Lake Medina Shores, TX 78003

$70,000

2 bd · 1.5 ba · 1,332 sqft · SingleFamily · 274 Days on market

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

---

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 +3.3/10.0
• 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 4.3% 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+, amenities F, commute 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.
• Zoned schools: Alkek El (math 32% / reading 34%, grade F, #2,208 of 4,322 statewide, top 52%, 630 students, 61% FRL); Bandera Middle (math 26% / reading 40%, grade F, #930 of 1,662 statewide, top 57%, 555 students, 56% FRL); Bandera H S (math 22% / reading 46%, grade F, #1,002 of 1,632 statewide, top 62%, 713 students, 48% FRL).
• Market conditions: 608 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 274 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 274 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): $160,260
• List price: $70,000
• Delta: -56.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 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%)	4mo	$100,000	$79	74
352 Longhorn	0.40mi	3/2.0 (+1)	1,215 (-9%)	3mo	$259,000	$213	57
430 Beach Shore Dr	0.03mi	2/2.0	1,120 (-16%)	23mo	$65,000	$58	52
1413 Alamo Bch	0.74mi	2/1.5	1,500 (+13%)	9mo	$157,000	$105	37
151 Turkey Dr	0.86mi	3/2.0 (+1)	1,568 (+18%)	14mo	$189,900	$121	21

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $200,000 ($144/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -16.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78003

• Home prices YoY: -14.3%
• Active inventory: 608
• 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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Water St Unit A Pipe Creek, TX	3.0	2.0	1120	$1,200	$1.07	93d	1	0.61mi
161 Water St Unit B Pipe Creek, TX	2.0	1.0	900	$1,000	$1.11	93d	1	0.61mi
146 Cedar St Pipe Creek, TX	2.0	1.5	1092	$1,695	$1.55	56d	1	0.70mi
1110 Grandview Cir Bandera, TX	2.0	2.0	1125	$1,750	$1.56	93d	1	1.02mi
149 Vint Bonner Dr Unit 149V Bandera, TX	3.0	2.0	1250	$1,150	$0.92	73d	1	1.03mi

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 274 DOM
2. 2026-08-06
   days on market $70,000 Active 272 DOM
3. 2026-08-05
   days on market $70,000 Active 271 DOM
4. 2026-08-04
   days on market $70,000 Active 270 DOM
5. 2026-08-03
   days on market $70,000 Active 269 DOM
6. 2026-07-31
   days on market $70,000 Active 266 DOM
7. 2026-07-30
   days on market $70,000 Active 264 DOM
8. 2026-07-28
   days on market $70,000 Active 263 DOM
9. 2026-07-26
   days on market $70,000 Active 261 DOM
10. 2026-07-24
    days on market $70,000 Active 259 DOM
11. 2026-07-23
    days on market $70,000 Active 258 DOM
12. 2026-07-22
    days on market $70,000 Active 257 DOM
13. 2026-07-20
    days on market $70,000 Active 255 DOM
14. 2026-07-18
    days on market $70,000 Active 253 DOM
15. 2026-07-18
    days on market $70,000 Active 252 DOM
16. 2026-07-16
    days on market $70,000 Active 251 DOM
17. 2026-07-15
    days on market $70,000 Active 250 DOM
18. 2026-07-14
    days on market $70,000 Active 249 DOM
19. 2026-07-13
    days on market $70,000 Active 248 DOM
20. 2026-07-13
    days on market $70,000 Active 247 DOM
21. 2026-07-11
    days on market $70,000 Active 246 DOM
22. 2026-07-10
    days on market $70,000 Active 245 DOM
23. 2026-07-09
    days on market $70,000 Active 244 DOM
24. 2026-07-07
    days on market $70,000 Active 242 DOM
25. 2026-07-06
    days on market $70,000 Active 241 DOM
26. 2026-07-05
    days on market $70,000 Active 240 DOM
27. 2026-07-03
    days on market $70,000 Active 238 DOM
28. 2026-07-02
    days on market $70,000 Active 237 DOM
29. 2026-07-01
    days on market $70,000 Active 236 DOM
30. 2026-06-30
    days on market $70,000 Active 235 DOM
31. 2026-06-29
    days on market $70,000 Active 234 DOM
32. 2026-06-28
    days on market $70,000 Active 233 DOM
33. 2026-06-27
    days on market $70,000 Active 232 DOM
34. 2026-06-26
    days on market $70,000 Active 231 DOM
35. 2026-06-24
    days on market $70,000 Active 229 DOM
36. 2026-06-22
    days on market $70,000 Active 227 DOM
37. 2026-06-21
    days on market $70,000 Active 226 DOM
38. 2026-06-18
    days on market $70,000 Active 223 DOM
39. 2026-06-17
    days on market $70,000 Active 222 DOM
40. 2026-06-16
    days on market $70,000 Active 221 DOM
41. 2026-06-15
    days on market $70,000 Active 220 DOM
42. 2026-06-13
    days on market $70,000 Active 218 DOM
43. 2026-06-09
    days on market $70,000 Active 214 DOM
44. 2026-06-07
    days on market $70,000 Active 212 DOM
45. 2026-06-04
    days on market $70,000 Active 209 DOM
46. 2026-06-03
    days on market $70,000 Active 208 DOM
47. 2026-06-02
    days on market $70,000 Active 207 DOM
48. 2026-06-01
    days on market $70,000 Active 206 DOM
49. 2026-05-31
    days on market $70,000 Active 205 DOM
50. 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.

ⓘ 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 Est. rehab $33,300–$59,940 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Alkek El F TX #2,208/4,322 Nat'l #24,614/41,679 Middle Bandera Middle F TX #930/1,662 Nat'l #8,059/14,009 High Bandera H S F TX #1,002/1,632 Nat'l #10,121/17,239

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

D Composite livability gradescore 56/100

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
• County: Bandera · 22,614 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 9,594
• Household income: $54,500
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 7% of renters

---

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