8111 Nube Medina · Macdona, TX 78252

$213,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 45 Days on market

Built 2022 Good condition 3,676 sqft lot $147/sqft · at area comps Est $222k · at est. $25/mo HOA · 1% of rent ↓ 11% since listing

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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 +9.2/15.0
• Cash flow +8.2/30.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +2.7/5.0
• DSCR +2.2/10.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0

Listing remarks

Modern comfort meets Texas charm at 8111 Nube Medina! This well-maintained home offers an open-concept layout with abundant natural light, a spacious living area, and a stylish kitchen featuring sleek countertops, ample cabinetry, and a breakfast bar perfect for entertaining. The primary suite provides a relaxing retreat with a private bath and generous closet space. Secondary bedrooms are well-sized and versatile. Enjoy outdoor living in the fenced backyard with room to play or unwind. Conveniently located near shopping, dining, and major highways, this home combines comfort, functionality, and accessibility. A must-see!

Key facts

• Spacious living area
• Private bath
• Stylish kitchen

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING AREA
• STYLISH KITCHEN
• BREAKFAST BAR
• PRIVATE BATH
• GENEROUS CLOSET SPACE

Property features AI

Finance

• Other: Seller disclosure available
• HOA & community: Medina Landing Community Association; Association dues $75 quarterly

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 2022; Slab foundation; Composition roof
• Construction: Unknown construction materials
• Exterior features: Located in a subdivision

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Garbage disposal
• Bedrooms: Primary bedroom on the first floor (14 x 13); Bedroom on the first floor (12 x 10); Bedroom on the first floor (12 x 10)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen and family room combined; Pantry
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (15.9% below list).
• Recommended offer: $178k (16.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.5% in Macdona — 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 54/100 on livability (#1,409 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Southwest ISD (rural): math 21% / reading 31% proficiency, ranked #701 of 826 in TX (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% FRL); Ronald E Mcnair Middle (math 27% / reading 31%, grade F, #1,103 of 1,662 statewide, top 67%, 748 students, 77% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 537 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $1k of equity ($1k loan paydown + $-4 appreciation (-0.0% local appreciation)).
• 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 45 days — a 3% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,760 (16.5% 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 45 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.84% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (median comp): $221,536
• List price: $213,000
• Delta: -3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8103 Champion Crk	0.13mi	3/2.0	1,510 (+4%)	3mo	$304,990	$202	85
7823 Coffee Ml	0.17mi	3/2.0	1,510 (+4%)	3mo	$299,990	$199	83
7848 Coffee Ml	0.12mi	3/2.0	1,510 (+4%)	7mo	$314,990	$209	82
7926 Coffee Ml	0.15mi	3/2.0	1,510 (+4%)	8mo	$322,990	$214	80
8407 Hamrick Cir	0.35mi	3/2.0	1,424 (-2%)	3mo	$269,040	$189	78
7826 Coffee Ml	0.15mi	3/2.0	1,530 (+6%)	9mo	$304,990	$199	77
8124 Brandy Br	0.40mi	3/2.0	1,512 (+4%)	6mo	$254,690	$168	69
8258 Brandy Br	0.34mi	3/2.0	1,576 (+9%)	2mo	$299,190	$190	68
8124 Nube Medina	0.03mi	3/2.0	1,235 (-15%)	6mo	$227,000	$184	68
8124 Hamrick Cir	0.42mi	3/2.0	1,512 (+4%)	6mo	$253,290	$168	68
8244 Smithers Ave	0.28mi	3/2.0	1,276 (-12%)	3mo	$240,430	$188	64
8132 Hamrick Cir	0.43mi	3/2.0	1,576 (+9%)	6mo	$259,890	$165	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.60×
• Total profit: $-24,088
• Equity at exit: $61,829

10-year hold

• IRR: -4.9%
• Equity multiple: 0.51×
• Total profit: $-29,230
• Equity at exit: $74,307

Cash invested: $59,640 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 537
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$1,117
• Tax from tax record: −$383 /mo · $4,602/yr
• Insurance: −$89
• HOA: −$25
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-199

Break-even live

Break-even rent $2,043

Max offer price $177,760

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-139	+0% $-199	+5% $-260	+10% $-320
Rent	-10% $-341	-5% $-270	+0% $-199	+5% $-129	+10% $-58
Rate	-1.0pp $-92	-0.5pp $-145	base $-199	+0.5pp $-255	+1.0pp $-311

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8011 Champion Crk San Antonio, TX	3.0	2.0	1631	$1,750	$1.07	21d	1	0.05mi
8183 Nube Medina San Antonio, TX	4.0	2.5	1525	$1,850	$1.21	15d	1	0.08mi
10318 Pinkston San Antonio, TX	3.0	2.0	1687	$1,850	$1.10	24d	1	0.18mi
10216 Eaglewood Nook San Antonio, TX	3.0	2.5	1513	$2,000	$1.32	2d	1	0.21mi
7707 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,500	$1.00	13d	1	0.26mi
7620 Magnolia Vlg Unit 102 San Antonio, TX	3.0	2.5	1505	$1,800	$1.20	44d	1	0.27mi
7649 Toledo Bnd San Antonio, TX	3.0	2.0	1682	$1,799	$1.07	3d	1	0.31mi
7561 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,700	$1.13	44d	1	0.33mi
7621 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	44d	1	0.33mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	24d	1	0.33mi
7158 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	45d	1	0.33mi
7158 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	45d	1	0.33mi
7162 Magnolia Pass San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	24d	1	0.33mi
7153 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	18d	1	0.33mi
7153 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	18d	1	0.33mi
7149 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,395	$1.10	5d	1	0.33mi
7560 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	44d	1	0.34mi
7545 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	44d	1	0.35mi
7545 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	20d	1	0.35mi
7540 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,850	$1.23	44d	1	0.39mi
7524 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$3,300	$2.19	11d	1	0.43mi
7122 Magnolia Pass San Antonio, TX	2.0	2.0	1100	$1,600	$1.45	5d	1	0.46mi
10207 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	44d	1	0.49mi
10207 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,650	$1.10	45d	1	0.49mi
10203 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	24d	1	0.49mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1513	$1,690	$1.12	17d	1	0.50mi
10211 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1513	$1,574	$1.04	5d	1	0.50mi
10211 Tulipwood Run Unit 101 San Antonio, TX	3.0	2.5	1513	$1,599	$1.06	44d	1	0.50mi
7162 Magnolia Pass Unit 101 San Antonio, TX	2.0	2.0	1109	$1,395	$1.26	20d	1	0.64mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	18d	1	0.64mi
7303 Tradinghouse Ln San Antonio, TX	3.0	2.0	1510	$1,800	$1.19	44d	1	0.75mi
10398 Martin Crk San Antonio, TX	3.0	2.5	1804	$1,699	$0.94	24d	1	0.76mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	24d	1	0.93mi
6710 Greensleeves San Antonio, TX	3.0	2.0	1534	$1,700	$1.11	44d	1	1.17mi
10520 Pomme San Antonio, TX	3.0	2.5	1858	$1,795	$0.97	17d	1	1.33mi
10518 Egremont San Antonio, TX	3.0	2.0	1534	$2,200	$1.43	2d	1	1.36mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-18
   price $213,000 Active 45 DOM
2. 2026-06-18
   days on market $215,000 Active 45 DOM
3. 2026-06-17
   days on market $215,000 Active 44 DOM
4. 2026-06-16
   days on market $215,000 Active 43 DOM
5. 2026-06-15
   days on market $215,000 Active 42 DOM
6. 2026-06-13
   days on market $215,000 Active 40 DOM
7. 2026-06-09
   days on market $215,000 Active 36 DOM
8. 2026-06-08
   days on market $215,000 Active 35 DOM
9. 2026-06-08
   price $215,000 Active 34 DOM
10. 2026-06-07
    days on market $217,000 Active 34 DOM
11. 2026-06-04
    days on market $217,000 Active 31 DOM
12. 2026-06-03
    days on market $217,000 Active 30 DOM
13. 2026-06-02
    days on market $217,000 Active 29 DOM
14. 2026-06-01
    days on market $217,000 Active 28 DOM
15. 2026-05-31
    days on market $217,000 Active 27 DOM
16. 2026-05-16
    price $219,000 629-char remark
17. 2026-05-08
    price $228,000 629-char remark
18. 2026-05-04
    listed $238,000 Active 629-char remark

ⓘ 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: $4,602 · $383/mo
• Projected year-2 tax: $4,602 · $383/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 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: $21,489
• − Mortgage interest: −$11,931
• − Property taxes: −$4,602
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − HOA: −$300
• − Depreciation: −$6,196
• Taxable loss: −$6,043
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $-944/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

Good 80/100 Cosmetic rehab

This well-maintained single-family home offers an open-concept layout with modern amenities and a spacious living area. The property is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both Paint exterior walls — Fresh paint can enhance curb appeal and property value.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage to the exterior of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage to the exterior of the home. ↑

ⓘ 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: Southwest ISD
• NCES district ID: 4840950
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 31% ▼ -5.00%
• Median HH income: $43,362
• Composite: 22.22/100
• National rank: #8153
• State rank: #701 of 826 in TX

Livability — Macdona

• Score: 54/100
• State rank: #1409
• US rank: #24127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bexar County · 1,990,555 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-10.5% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $213,000 HARMLS
• 2026-06-07 Price Changed $215,000 HARMLS
• 2026-05-30 Price Changed $217,000 HARMLS
• 2026-05-16 Price Changed $219,000 HARMLS
• 2026-05-08 Price Changed $228,000 HARMLS
• 2026-05-04 Listed $238,000 HARMLS

Property tax history

+91.6%/yr

Latest (2025): $4,602 · -2.6% YoY. Source: county tax records.