2510 Golden Rain · San Antonio, TX 78245

$300,000

3 bd · 2.5 ba · 2,181 sqft · SingleFamily public records · 50 Days on market

Built 2016 6,011 sqft lot $138/sqft · 21% below area Est $378k · 21% under $100/mo HOA · 5% of rent

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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 +15.0/15.0
• Cash flow +7.4/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.7/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

Key facts

• Great sized backyard
• 6,011 sq ft lot
• 2 garage spots

Tags

• GREAT SIZED BACKYARD
• GREENBELT BEHIND HOME
• EASY ACCESS TO HIGHWAY 211
• EASY ACCESS TO HIGHWAY 90
• MINUTES TO SUPERMARKETS
• MINUTES TO RESTAURANTS

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee is $300 paid quarterly; Association transfer fee $300

Exterior

• Parking: 2-car garage
• Security: Pre-wired for security
• Utilities: City water; City sewer; City gas; City electricity
• Home design: Pre-owned single-family home built approximately 10 years ago; Located in the Ladera subdivision (Ladera Enclave)
• Construction: Slab foundation; Composition roof; Built by Lenar
• Exterior features: 3-sided masonry and cement fiber exterior; Asbestos shingle accents; Neighborhood amenities include controlled access, pool, clubhouse, jogging and bike trails, and BBQ/grill areas

Interior

• Kitchen: Self-cleaning oven; Microwave; Stove/Range (gas); Dishwasher; Disposal
• Bedrooms: Master bedroom on upper level (approx. 12 x 13); Bedroom 2 (approx. 16 x 10); Bedroom 3 (approx. 10 x 12)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with separate tub and shower (approx. 10 x 10)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans throughout; Pre-wired for security system; Water softener (owned); Garage door opener; Solid countertops; All window coverings remain; One main living area
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (30.5% below list).
• Recommended offer: $209k (30.5% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.8% in San Antonio — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Medina Valley ISD (rural): math 48% / reading 53% proficiency, ranked #148 of 826 in TX (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ladera El (756 students, 51% FRL); Medina Valley H S (math 34% / reading 55%, grade F, #652 of 1,632 statewide, top 43%, 2,147 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-3.0%/yr); 1133 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• 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 50 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,519 (30.5% 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 50 days. Have you received any prior offers? Is the seller open to a 30% 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. 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?
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: 0.70% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 12.0

CMA / ARV

• ARV (median comp): $378,115
• List price: $300,000
• Delta: -20.66%
• 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
2615 Barkey Spgs	0.30mi	3/2.5	2,250 (+3%)	3mo	$320,000	$142	78
14703 Running Wolf	0.09mi	4/2.0 (+1)	2,034 (-7%)	1mo	$325,000	$160	77
2726 Sueno	0.37mi	3/2.0	2,204 (+1%)	3mo	$300,000	$136	76
2641 White Willow	0.42mi	3/2.5	2,250 (+3%)	1mo	$339,000	$151	74
2715 Vistablue Ln	0.54mi	3/2.5	2,010 (-8%)	1mo	$449,880	$224	60
2655 Vistablue Ln	0.58mi	4/2.5 (+1)	2,079 (-5%)	0mo	$407,900	$196	60
2659 Vistablue	0.57mi	3/2.0	2,010 (-8%)	3mo	$368,825	$183	56
2654 Suncadia Ln	0.58mi	3/2.0	1,984 (-9%)	2mo	$452,900	$228	54
2663 Vistablue Ln	0.56mi	3/2.0	1,858 (-15%)	1mo	$359,440	$193	46
3030 Vistablue Ln	0.45mi	4/3.0 (+1)	2,492 (+14%)	3mo	$484,990	$195	46
2658 Vistablue Ln	0.57mi	4/3.0 (+1)	2,444 (+12%)	1mo	$440,900	$180	46
2619 Wild Skies	0.71mi	4/3.0 (+1)	2,490 (+14%)	3mo	$394,880	$159	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.05×
• Total profit: $-79,669
• Equity at exit: $44,731

10-year hold

• IRR: -47.1%
• Equity multiple: -0.49×
• Total profit: $-125,082
• Equity at exit: $25,939

Cash invested: $84,000 (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 78245

• Home prices YoY: -18.5%
• Rents YoY: -3.0%
• Active inventory: 1133
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,085 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$241 /mo · $2,891/yr
• Insurance: −$125
• HOA: −$100
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-392

Break-even live

Break-even rent $2,581

Max offer price $230,783

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2426 Sueno Pt San Antonio, TX	4.0	3.0	2565	$2,899	$1.13	12d	1	0.26mi
2721 Barkey Spgs San Antonio, TX	3.0	2.0	1736	$1,900	$1.09	12d	1	0.31mi
3651 Millbrook Way San Antonio, TX	4.0	2.0	1500	$1,500	$1.00	23d	1	0.66mi
14103 Chemtou Trl San Antonio, TX	4.0	2.0	1606	$2,000	$1.25	23d	1	0.82mi
3919 Gristmill Way San Antonio, TX	3.0	2.0	1469	$1,545	$1.05	23d	1	1.00mi
14625 Potranco Rd San Antonio, TX	3.0	1.0–2.0	1004	$1,915	$1.91	1d	65	1.18mi
287 Bailey Blf San Antonio, TX	4.0	2.5	2193	$2,099	$0.96	4d	1	1.43mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 24 events

1. 2026-06-18
   days on market $300,000 Active 50 DOM
2. 2026-06-17
   days on market $300,000 Active 49 DOM
3. 2026-06-16
   days on market $300,000 Active 48 DOM
4. 2026-06-15
   days on market $300,000 Active 47 DOM
5. 2026-06-13
   days on market $300,000 Active 45 DOM
6. 2026-06-09
   days on market $300,000 Active 41 DOM
7. 2026-06-08
   days on market $300,000 Active 40 DOM
8. 2026-06-07
   days on market $300,000 Active 39 DOM
9. 2026-06-04
   days on market $300,000 Active 36 DOM
10. 2026-06-03
    days on market $300,000 Active 35 DOM
11. 2026-06-02
    days on market $300,000 Active 34 DOM
12. 2026-06-01
    days on market $300,000 Active 33 DOM
13. 2026-05-31
    days on market $300,000 Active 32 DOM
14. 2026-04-29
    listed $300,000 New 1097-char remark
15. 2026-04-19
    historical
16. 2026-02-03
    price $300,000
17. 2025-11-12
    listed $330,000 New
18. 2017-11-21
    soldstatus Sold

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

19. 2017-09-04
    status Pending

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

20. 2017-08-22
    price $234,900

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

21. 2017-08-22
    price $248,900

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

22. 2017-06-10
    price $248,400

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

23. 2017-05-28
    price $253,400

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

24. 2017-05-17
    listed $252,900 New

    Show marketing remark (512 chars)

    The Sunset Ridge floor plan is a 2 story with 3 bedrooms, 2.5 baths, plus a study, gameroom, loft and 2 car garage with master bedroom upstairs. A lovely entry hallway leads into the perfect office space. Enjoy the natural lighting that comes in from the abundance of windows in the family room and kitchen area at the rear of the home. Beautiful granite counter tops make up the kitchen island which is perfect for entertaining. You will love the convenience of an upstairs utility room. A must see for sur

ⓘ 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: $2,891 · $241/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$2,599/yr (+$217/mo · 89.9%)

ⓘ 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 ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $25,022
• − Mortgage interest: −$16,805
• − Property taxes: −$2,891
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$1,200
• − Depreciation: −$8,727
• Taxable loss: −$10,104
• Est. tax savings @ 24.0%: +$2,425
• After-tax cash flow: $-2,277/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.

Schools (NCES district)

• District: Medina Valley ISD
• NCES district ID: 4830060
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,596
• Composite: 44.2/100
• National rank: #2851
• State rank: #148 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

• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 96,015
• Household income: $90,029
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 2466.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Two or more races 27% White 20% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 53% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 66% English-only · Spanish 30% Arabic 1% Tagalog/Filipino 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: ▼ -53.31%
• Current HPI: 234.7931
• Rent YoY: ▼ -3.02%
• 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

+18.6% since first listed

11 events — show timeline

• 2026-04-29 Listed $300,000 LERA
• 2026-04-19 Listing Removed — LERA
• 2026-02-03 Price Changed $300,000 LERA
• 2025-11-12 Listed $330,000 LERA
• 2017-11-21 Sold (MLS) — LERA
• 2017-09-04 Pending — LERA
• 2017-08-22 Price Changed $234,900 LERA
• 2017-08-22 Price Changed $248,900 LERA
• 2017-06-10 Price Changed $248,400 LERA
• 2017-05-28 Price Changed $253,400 LERA
• 2017-05-17 Listed $252,900 LERA

Property tax history

+19.5%/yr

Latest (2025): $2,891 · -60.6% YoY. Source: county tax records.