10714 Red Shiner Run · San Antonio, TX 78224

$220,499

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 63 Days on market

Built 2026 Excellent condition 4,791 sqft lot $132/sqft · 7% below area Est $236k · 7% under $33/mo HOA · 2% of rent ↓ 7% since listing

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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 +11.9/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks MLS

The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-58 ($-693/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (13.9% below list).
• Recommended offer: $190k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: schools C-, crime 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.
• Market conditions: Rents flat; 274 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.8% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,760 (13.9% 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 63 days. Have you received any prior offers? Is the seller open to a 14% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $235,999
• List price: $220,499
• Delta: -6.57%
• 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
10707 Red Shiner Run	0.05mi	4/2.0	1,676 (0%)	1mo	$220,499	$132	97
10711 Red Shiner Run	0.05mi	4/2.5	1,885 (+12%)	1mo	$264,999	$141	74
10703 Red Shiner Run	0.06mi	3/2.0 (-1)	1,484 (-12%)	1mo	$206,999	$139	73
10714 Marlin Pond	0.06mi	3/2.0 (-1)	1,484 (-12%)	1mo	$226,999	$153	73
1439 Leticia Gln	0.45mi	3/2.0 (-1)	1,657 (-1%)	1mo	$255,999	$154	71
10843 Bernal Cv	0.41mi	4/2.0	1,575 (-6%)	1mo	$223,999	$142	70
10807 Bernal Cv	0.41mi	4/2.0	1,575 (-6%)	1mo	$248,999	$158	70
1427 Althea Bnd	0.49mi	3/2.0 (-1)	1,657 (-1%)	1mo	$240,999	$145	69
1419 Althea Bnd	0.51mi	3/2.0 (-1)	1,657 (-1%)	1mo	$261,999	$158	69
1435 Leticia Gln	0.46mi	4/3.0	1,795 (+7%)	0mo	$267,999	$149	62
10315 Bluegill Way	0.26mi	3/2.0 (-1)	1,896 (+13%)	1mo	$248,999	$131	60
10826 Apple Pie Rd	0.42mi	4/2.5	1,900 (+13%)	0mo	$312,851	$165	56

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

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.82×
• Total profit: $112,407
• Equity at exit: $198,643

10-year hold

• IRR: 19.9%
• Equity multiple: 6.29×
• Total profit: $326,487
• Equity at exit: $428,381

Cash invested: $61,740 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,156
• Tax est. 1.5%: −$276 /mo · $3,307/yr
• Insurance: −$92
• HOA: −$33
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-58

Break-even live

Break-even rent $1,971

Max offer price $212,148

Occupancy floor 98%

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: $55,125
• Closing costs: $6,615
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	2d	1	0.18mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	43d	1	0.18mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.19mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.20mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.21mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	43d	1	0.24mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	43d	1	0.24mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	43d	1	0.32mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	23d	1	0.37mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	4d	1	0.37mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	12d	1	0.38mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	23d	1	0.38mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	16d	1	0.39mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	1d	1	0.39mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	23d	1	0.39mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	23d	1	0.39mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	43d	1	0.41mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	43d	1	0.41mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	43d	1	0.42mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.42mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	4d	1	0.42mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	43d	1	0.42mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	43d	1	0.42mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,894	$1.66	1d	1	0.43mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	4d	1	0.45mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	23d	1	0.47mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	43d	1	0.48mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	43d	1	0.51mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	43d	1	0.52mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	43d	1	0.52mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	23d	1	0.53mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	1d	2	0.53mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	16d	1	0.55mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	23d	1	0.56mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	4d	1	0.57mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	4d	1	0.57mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	43d	1	0.58mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	23d	1	0.58mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	12d	1	0.59mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	23d	1	0.61mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-18
   days on market $220,499 Active 63 DOM
2. 2026-06-17
   days on market $220,499 Active 62 DOM
3. 2026-06-16
   days on market $220,499 Active 61 DOM
4. 2026-06-15
   days on market $220,499 Active 60 DOM
5. 2026-06-13
   days on market $220,499 Active 58 DOM
6. 2026-06-09
   days on market $220,499 Active 54 DOM
7. 2026-06-08
   days on market $220,499 Active 53 DOM
8. 2026-06-07
   days on market $220,499 Active 52 DOM
9. 2026-06-04
   days on market $220,499 Active 49 DOM
10. 2026-06-03
    days on market $220,499 Active 48 DOM
11. 2026-06-02
    days on market $220,499 Active 47 DOM
12. 2026-06-01
    days on market $220,499 Active 46 DOM
13. 2026-05-31
    days on market $220,499 Active 45 DOM
14. 2026-05-12
    price $220,499 614-char remark

    Show marketing remark (614 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

15. 2026-05-01
    price $219,999 614-char remark

    Show marketing remark (614 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

16. 2026-04-30
    price $225,999 614-char remark

    Show marketing remark (614 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

17. 2026-04-22
    price $233,999 614-char remark

    Show marketing remark (614 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

18. 2026-04-16
    listed $235,999 New 614-char remark

    Show marketing remark (614 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ 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: $22,771
• − Mortgage interest: −$12,351
• − Property taxes: −$3,307
• − Insurance: −$1,102
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − HOA: −$396
• − Depreciation: −$6,415
• Taxable loss: −$4,444
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $374/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

Excellent 100/100 None rehab

This single-story home is move-in ready with excellent condition and modern design, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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 — 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): 22,232
• Household income: $59,891
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 721.0

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 24% White 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 75%
• Common ancestry: Italian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 44% English-only · Spanish 55% Chinese 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: ▲ 29.95%
• Current HPI: 272.0709
• Rent YoY: ▲ 0.83%
• 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

-6.6% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $220,499 LERA
• 2026-05-01 Price Changed $219,999 LERA
• 2026-04-30 Price Changed $225,999 LERA
• 2026-04-22 Price Changed $233,999 LERA
• 2026-04-16 Listed $235,999 LERA