10710 Red Shiner Run · San Antonio, TX 78224

$209,499

3 bd · 2.0 ba · 1,484 sqft · SingleFamily · 44 Days on market

Built 2026 Excellent condition 4,791 sqft lot $141/sqft · 10% below area Est $233k · 10% under $33/mo HOA · 2% of rent ↓ 10% 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).

• ARV discount +12.0/15.0
• Cash flow +11.1/30.0
• Appreciation +10.0/10.0
• Condition / age +5.0/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks

The Newlin - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. 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

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $100 quarterly; Association transfer fee $450

Exterior

• Parking: 2-car garage
• Utilities: Water system (SAWS); Sewer system (SAWS); Gas service by CPS; Electricity by CPS; Garbage service by Tiger
• Home design: New construction by Lennar; Slab foundation; Composition roof
• Construction: Built new (approximate age 0)
• Exterior features: Privacy fence; Cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom 2: 11 x 10; Bedroom 3: 10 x 11; Master bedroom dimensions: 13 x 14
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 2 full bathrooms; Master bath with shower only
• Heating & cooling: Central heating; Electric heat; Natural gas heat; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; 1 living area; Cable TV available; Utility room inside; All bedrooms downstairs; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.5% below list).
• Recommended offer: $177k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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: Spicewood Park El (math 16% / reading 23%, grade F, #3,583 of 4,322 statewide, top 86%, 593 students, 93% FRL); Southwest H S (math 17% / reading 39%, grade F, #1,170 of 1,632 statewide, top 72%, 2,152 students, 72% FRL).
• Market conditions: Rents flat; 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 35% 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,929 (15.5% 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 44 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $232,999
• List price: $209,499
• Delta: -10.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10703 Red Shiner Run	0.05mi	3/2.0	1,484 (0%)	1mo	$206,999	$139	97
10714 Marlin Pond	0.06mi	3/2.0	1,484 (0%)	1mo	$226,999	$153	97
10703 Marlin Pond	0.11mi	3/2.0	1,484 (0%)	1mo	$206,999	$139	94
1407 Althea Bnd	0.15mi	3/2.0	1,657 (+12%)	1mo	$254,999	$154	73
10707 Red Shiner Run	0.05mi	4/2.0 (+1)	1,676 (+13%)	1mo	$220,499	$132	70
10843 Bernal Cv	0.41mi	4/2.0 (+1)	1,575 (+6%)	1mo	$223,999	$142	65
10807 Bernal Cv	0.41mi	4/2.0 (+1)	1,575 (+6%)	1mo	$248,999	$158	65
1443 Porfirio Way	0.44mi	3/2.0	1,657 (+12%)	1mo	$280,999	$170	59
1439 Leticia Gln	0.45mi	3/2.0	1,657 (+12%)	1mo	$255,999	$154	59
1427 Althea Bnd	0.50mi	3/2.0	1,657 (+12%)	1mo	$240,999	$145	57
1419 Althea Bnd	0.51mi	3/2.0	1,657 (+12%)	1mo	$261,999	$158	56
10835 Bernal Cv	0.41mi	3/2.0	1,266 (-15%)	1mo	$202,999	$160	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: 22.4%
• Equity multiple: 2.79×
• Total profit: $105,074
• Equity at exit: $188,733

10-year hold

• IRR: 19.6%
• Equity multiple: 6.23×
• Total profit: $306,667
• Equity at exit: $407,010

Cash invested: $58,660 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,099
• Tax est. 1.5%: −$262 /mo · $3,142/yr
• Insurance: −$87
• HOA: −$33
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-83

Break-even live

Break-even rent $1,874

Max offer price $197,480

Occupancy floor 100%

Sensitivity live

Price	-10% $62	-5% $-11	+0% $-83	+5% $-155	+10% $-228
Rent	-10% $-223	-5% $-153	+0% $-83	+5% $-13	+10% $57
Rate	-1.0pp $22	-0.5pp $-30	base $-83	+0.5pp $-137	+1.0pp $-193

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	44d	1	0.24mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	44d	1	0.24mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	44d	1	0.32mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	5d	1	0.37mi
1451 Neria Loop Unit 3 San Antonio, TX	4.0	3.0	1867	$700	$0.37	13d	1	0.38mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	24d	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	2d	1	0.39mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	24d	1	0.39mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	24d	1	0.39mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	44d	1	0.41mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	44d	1	0.41mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.42mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	5d	1	0.42mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	44d	1	0.42mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,460	$1.28	2d	1	0.43mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	5d	1	0.45mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	0.47mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	44d	1	0.48mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	44d	1	0.51mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	44d	1	0.52mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	44d	1	0.52mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.53mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	2d	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	24d	1	0.56mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	5d	1	0.57mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	5d	1	0.57mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	0.58mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	24d	1	0.58mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	13d	1	0.59mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	0.61mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	11d	1	0.63mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	16d	1	0.64mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	24d	1	0.66mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	16d	1	0.68mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	22d	1	0.70mi
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,800	$1.41	24d	1	0.71mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	44d	1	0.72mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	16d	1	0.75mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 14 events

1. 2026-06-16
   status $209,499 Pending 44 DOM
2. 2026-06-15
   days on market $209,499 Price Change 44 DOM
3. 2026-06-13
   days on market $209,499 Price Change 42 DOM
4. 2026-06-09
   pricestatusdays on market $209,499 Price Change 38 DOM
5. 2026-06-08
   days on market $210,499 Back on Market 37 DOM
6. 2026-06-07
   days on market $210,499 Back on Market 36 DOM
7. 2026-06-04
   days on market $210,499 Back on Market 33 DOM
8. 2026-06-03
   days on market $210,499 Back on Market 32 DOM
9. 2026-06-02
   days on market $210,499 Back on Market 31 DOM
10. 2026-06-01
    days on market $210,499 Back on Market 30 DOM
11. 2026-05-31
    days on market $210,499 Back on Market 29 DOM
12. 2026-05-12
    price $207,499 600-char remark
13. 2026-05-01
    price $206,999 600-char remark
14. 2026-04-24
    listed $232,999 New 600-char remark

ⓘ 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: $21,231
• − Mortgage interest: −$11,735
• − Property taxes: −$3,142
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$396
• − Depreciation: −$6,095
• Taxable loss: −$4,581
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $103/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-level home showcases a spacious open floorplan with modern finishes and a well-maintained exterior. It is move-in ready and ready to be enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's 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 improve convenience and add value to the home.
• Both Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers and renters.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's 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 improve convenience and add value to the home. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers and renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and add value to 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 — 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

-10.1% since first listed

8 events — show timeline

• 2026-06-15 Pending — LERA
• 2026-06-09 Price Changed $209,499 LERA
• 2026-05-30 Price Changed $210,499 LERA
• 2026-05-29 Relisted — LERA
• 2026-05-21 Pending — LERA
• 2026-05-12 Price Changed $207,499 LERA
• 2026-05-01 Price Changed $206,999 LERA
• 2026-04-24 Listed $232,999 LERA