10810 Mira Cp · San Antonio, TX 78224

$212,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 15 Days on market

Built 2026 Good condition Est $216k · at est.

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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).

• Cash flow +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. 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, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• PRIVATE LOCATION
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Listed as Active; List price $212,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (Idlewood plan)
• Construction: Living area approximately 1,411
• Exterior features: Located at 10810 Mira Cp, San Antonio, TX 78224

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Spec new construction (Idlewood plan)

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 $-79 ($-948/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (17.2% below list).
• Recommended offer: $176k (17.2% 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); 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).
• Market conditions: Rents flat; 275 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $23k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,330 (17.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $215,883
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10714 Marlin Pond	0.15mi	3/2.0	1,484 (+5%)	1mo	$226,999	$153	84
1810 White Bass Dr	0.15mi	3/2.0	1,484 (+5%)	2mo	$233,999	$158	83
10703 Red Shiner Run	0.17mi	3/2.0	1,484 (+5%)	1mo	$206,999	$139	83
10703 Marlin Pond	0.19mi	3/2.0	1,484 (+5%)	1mo	$206,999	$139	82
10819 Bernal Cv	0.42mi	3/2.0	1,402 (-1%)	2mo	$211,999	$151	78
1443 Leticia Gln	0.46mi	3/2.0	1,510 (+7%)	2mo	$242,999	$161	65
10835 Bernal Cv	0.40mi	3/2.0	1,266 (-10%)	1mo	$202,999	$160	64
10815 Bernal Cv	0.43mi	3/2.0	1,266 (-10%)	2mo	$211,999	$167	61
10843 Bernal Cv	0.40mi	4/2.0 (+1)	1,575 (+12%)	1mo	$223,999	$142	56
10827 Bernal Cv	0.41mi	4/2.0 (+1)	1,575 (+12%)	1mo	$220,999	$140	56
10807 Bernal Cv	0.43mi	4/2.0 (+1)	1,575 (+12%)	1mo	$248,999	$158	55
10823 Bernal Cv	0.42mi	4/2.0 (+1)	1,600 (+13%)	2mo	$235,999	$147	52

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: 22.5%
• Equity multiple: 2.80×
• Total profit: $107,233
• Equity at exit: $191,886

10-year hold

• IRR: 19.7%
• Equity multiple: 6.24×
• Total profit: $312,802
• Equity at exit: $413,810

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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 275
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-79

Break-even live

Break-even rent $1,863

Max offer price $201,570

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-5	+0% $-79	+5% $-153	+10% $-226
Rent	-10% $-218	-5% $-149	+0% $-79	+5% $-9	+10% $60
Rate	-1.0pp $28	-0.5pp $-25	base $-79	+0.5pp $-134	+1.0pp $-190

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	45d	1	0.18mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	45d	1	0.19mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	45d	1	0.32mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	25d	1	0.40mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	25d	1	0.41mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	3d	1	0.44mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.44mi
10815 Bernal Cv San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	25d	1	0.45mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	18d	1	0.45mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	25d	1	0.45mi
2026 Bigmouth Rod San Antonio, TX	4.0	2.5	1383	$1,650	$1.19	6d	1	0.46mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	45d	1	0.49mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.50mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	6d	1	0.52mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	45d	1	0.52mi
10507 Padron Bnd San Antonio, TX	3.0	2.0	1266	$1,600	$1.26	45d	1	0.53mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.53mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	6d	1	0.55mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	45d	1	0.56mi
1442 Mira Ml San Antonio, TX	3.0	2.0	1266	$1,545	$1.22	45d	1	0.56mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	6d	1	0.57mi
10210 S Zarzamora St San Antonio, TX	2.0–4.0	2.0	1139	$1,460	$1.28	0d	1	0.57mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	6d	1	0.58mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.58mi
1355 Neria Loop San Antonio, TX	3.0	2.0	1266	$1,575	$1.24	45d	1	0.58mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	25d	1	0.61mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	45d	1	0.62mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	18d	1	0.63mi
1402 Bertha Br San Antonio, TX	3.0	2.0	1276	$1,650	$1.29	0d	1	0.64mi
11327 Clearmine San Antonio, TX	3.0	2.5	1362	$1,650	$1.21	0d	2	0.66mi
10750 Twyla Rd San Antonio, TX	3.0	2.0	1402	$1,750	$1.25	18d	1	0.71mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	14d	1	0.72mi
10119 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	12d	1	0.77mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	25d	1	0.79mi
10018 Ana Hts San Antonio, TX	3.0	2.0	1266	$1,550	$1.22	18d	1	0.82mi
10042 Kersey Ml San Antonio, TX	3.0	2.0	1450	$1,650	$1.14	23d	1	0.83mi
10203 Asta Trl San Antonio, TX	3.0	2.0	1276	$1,700	$1.33	0d	1	0.83mi
10007 Kersey Ml San Antonio, TX	3.0	2.0	1440	$1,495	$1.04	45d	1	0.85mi
10258 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,590	$0.98	18d	1	0.88mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	4d	1	1.04mi

Listing history 10 events

1. 2026-06-21
   days on market $212,999 Active 15 DOM
2. 2026-06-18
   days on market $212,999 Active 12 DOM
3. 2026-06-17
   days on market $212,999 Active 11 DOM
4. 2026-06-16
   days on market $212,999 Active 10 DOM
5. 2026-06-15
   days on market $212,999 Active 9 DOM
6. 2026-06-13
   days on market $212,999 Active 7 DOM
7. 2026-06-09
   days on market $212,999 Active 3 DOM
8. 2026-06-08
   days on market $212,999 Active 2 DOM
9. 2026-06-07
   remarks 415-char remark
10. 2026-06-07
    listed $212,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 20 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: $21,160
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$6,196
• Taxable loss: −$4,614
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $159/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 · 13 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan with modern finishes and a good condition. It is ready for a fresh coat of paint and some minor updates to maximize its value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Install smart home technology — Smart home features can improve convenience and attract tech-savvy buyers/renters.
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to eco-conscious buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Install smart home technology — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Add a smart thermostat — A smart thermostat can save energy and appeal to eco-conscious buyers/renters. ↑

ⓘ 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