3350 Rancho Grande · San Antonio, TX 78224

$255,000

3 bd · 2.5 ba · 1,944 sqft · SingleFamily public records · 121 Days on market

Built 2021 5,532 sqft lot $131/sqft · 7% below area Est $275k · 7% under $29/mo HOA · 2% of rent ↓ 6% since listing

---

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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Welcome to this inviting 3-bedroom, 2.5-bath home tucked away in a quiet, welcoming neighborhood. The open-concept main level features tile flooring throughout and a spacious kitchen complete with granite countertops, a pantry, dishwasher, and a convenient half bath for guests. Upstairs, all bedrooms are thoughtfully positioned for privacy, including a comfortable primary suite offering a full bathroom with double vanities and a walk-in closet. One of the secondary bedrooms also includes its own walk-in closet, while an additional loft or second living area provides flexible space for relaxing, working, or entertaining. The upstairs laundry room adds everyday convenience, along with a second full bathroom. Step outside to enjoy a two-car garage, a fully fenced backyard, and a covered patio with ceiling fans - perfect for gatherings or unwinding outdoors.

Key facts

• Walk-in closet
• Covered patio
• Granite countertops

Tags

• OPEN-CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• WALK-IN CLOSET
• UPSTAIRS LAUNDRY ROOM
• FULLY FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (27.7% below list).
• Recommended offer: $162k (36.3% below list) — sets the bar for cash-flow.

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 37% 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 $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,323 (36.3% 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 121 days. Have you received any prior offers? Is the seller open to a 36% 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. 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: 0.72% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.82%
• DSCR: 0.61
• GRM: 11.5

CMA / ARV

• ARV (median comp): $275,219
• List price: $255,000
• Delta: -7.35%
• 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
3522 Rancho Grande	0.19mi	3/2.5	1,947 (+0%)	5mo	$238,000	$122	87
3411 Rancho Primera	0.11mi	4/2.5 (+1)	1,948 (+0%)	6mo	$205,000	$105	85
3382 Comanche Xing	0.16mi	3/2.5	1,959 (+1%)	10mo	$258,450	$132	83
10303 Mission Arc	0.40mi	3/2.5	1,914 (-2%)	1mo	$226,000	$118	78
10406 Labrado	0.25mi	3/2.5	2,088 (+7%)	2mo	$260,000	$125	75
3006 Mission Bell	0.49mi	3/2.5	1,924 (-1%)	6mo	$235,000	$122	70
3447 Old Almonte Dr	0.17mi	3/2.5	1,780 (-8%)	11mo	$237,835	$134	69
3218 Comanche	0.27mi	3/2.5	1,773 (-9%)	7mo	$235,000	$133	67
10015 Rancho Real	0.08mi	4/2.5 (+1)	2,188 (+13%)	7mo	$275,000	$126	64
10403 Caddo Pass	0.54mi	3/2.5	1,780 (-8%)	5mo	$238,475	$134	57
3203 Coconino Dr	0.72mi	4/3.0 (+1)	2,134 (+10%)	1mo	$205,000	$96	42
11039 Valley Star	0.66mi	4/3.0 (+1)	1,663 (-14%)	10mo	$199,990	$120	29

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: 17.5%
• Equity multiple: 2.42×
• Total profit: $101,687
• Equity at exit: $229,724

10-year hold

• IRR: 16.1%
• Equity multiple: 5.46×
• Total profit: $318,739
• Equity at exit: $495,409

Cash invested: $71,400 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$509 /mo · $6,113/yr
• Insurance: −$106
• HOA: −$29
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-525

Break-even live

Break-even rent $2,509

Max offer price $162,323

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-452	+0% $-525	+5% $-597	+10% $-669
Rent	-10% $-670	-5% $-597	+0% $-525	+5% $-452	+10% $-379
Rate	-1.0pp $-396	-0.5pp $-460	base $-525	+0.5pp $-591	+1.0pp $-658

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	45d	1	0.05mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	13d	1	0.08mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	23d	1	0.11mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	18d	1	0.11mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	25d	1	0.14mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	45d	1	0.14mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	0.16mi
3523 Rancho Grande San Antonio, TX	4.0	3.0	2393	$2,000	$0.84	0d	1	0.17mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,318	$1.27	18d	1	0.25mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	6d	1	0.37mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	19d	1	0.37mi
10127 State Highway 16 S San Antonio, TX	2.0–4.0	2.0	1125	$1,200	$1.07	4d	26	0.49mi
9435 Dogwood Hl San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	45d	1	0.83mi
9422 Somers Bnd San Antonio, TX	3.0	2.5	1419	$1,575	$1.11	45d	1	0.86mi
3723 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	45d	1	0.86mi
9427 Somers Bnd San Antonio, TX	3.0	2.5	1950	$1,650	$0.85	45d	1	0.88mi
9402 Somers Bnd San Antonio, TX	3.0	2.5	1529	$1,600	$1.05	12d	1	0.88mi
9334 Somers Bnd San Antonio, TX	3.0	2.5	1272	$1,515	$1.19	6d	1	0.89mi
9407 Somers Bnd San Antonio, TX	3.0	2.5	1310	$1,525	$1.16	25d	1	0.90mi
3811 Somers Crst San Antonio, TX	3.0	2.5	1529	$1,650	$1.08	45d	1	0.91mi
9306 Somers Bnd San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	25d	1	0.92mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	45d	1	0.93mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	45d	1	0.93mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	14d	1	0.93mi
9419 Trap Rock Dr San Antonio, TX	4.0	2.5	2126	$1,750	$0.82	6d	1	0.93mi
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	45d	1	0.95mi
9419 Graze Br San Antonio, TX	3.0	2.0	1242	$1,550	$1.25	19d	1	0.98mi
2434 Dry Moss Way San Antonio, TX	4.0	2.5	2417	$2,500	$1.03	0d	1	1.01mi
4007 Somers Crst San Antonio, TX	3.0	2.0	1242	$1,525	$1.23	6d	1	1.04mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	25d	1	1.08mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	1.10mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	45d	1	1.11mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	6d	1	1.11mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	6d	1	1.12mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	1.15mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	45d	1	1.17mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	25d	1	1.22mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	1.26mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	1.26mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	25d	1	1.29mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 20 events

1. 2026-06-21
   days on market $255,000 Active 121 DOM
2. 2026-06-18
   days on market $255,000 Active 118 DOM
3. 2026-06-17
   days on market $255,000 Active 117 DOM
4. 2026-06-16
   days on market $255,000 Active 116 DOM
5. 2026-06-15
   days on market $255,000 Active 115 DOM
6. 2026-06-13
   days on market $255,000 Active 113 DOM
7. 2026-06-09
   days on market $255,000 Active 109 DOM
8. 2026-06-08
   days on market $255,000 Active 108 DOM
9. 2026-06-07
   days on market $255,000 Active 107 DOM
10. 2026-06-04
    days on market $255,000 Active 104 DOM
11. 2026-06-03
    days on market $255,000 Active 103 DOM
12. 2026-06-02
    days on market $255,000 Active 102 DOM
13. 2026-06-01
    days on market $255,000 Active 101 DOM
14. 2026-05-31
    days on market $255,000 Active 100 DOM
15. 2026-02-20
    listed $255,000 New 866-char remark

    Show marketing remark (866 chars)

    Welcome to this inviting 3-bedroom, 2.5-bath home tucked away in a quiet, welcoming neighborhood. The open-concept main level features tile flooring throughout and a spacious kitchen complete with granite countertops, a pantry, dishwasher, and a convenient half bath for guests. Upstairs, all bedrooms are thoughtfully positioned for privacy, including a comfortable primary suite offering a full bathroom with double vanities and a walk-in closet. One of the secondary bedrooms also includes its own walk-in closet, while an additional loft or second living area provides flexible space for relaxing, working, or entertaining. The upstairs laundry room adds everyday convenience, along with a second full bathroom. Step outside to enjoy a two-car garage, a fully fenced backyard, and a covered patio with ceiling fans - perfect for gatherings or unwinding outdoors.

16. 2024-07-02
    historical
17. 2024-06-15
    price $259,900
18. 2024-06-07
    price $262,000
19. 2024-04-26
    price $267,500
20. 2024-03-08
    listed $270,000 New

ⓘ 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: $6,113 · $509/mo
• Projected year-2 tax: $6,113 · $509/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $22,136
• − Mortgage interest: −$14,284
• − Property taxes: −$6,113
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$348
• − Depreciation: −$7,418
• Taxable loss: −$10,844
• Est. tax savings @ 24.0%: +$2,603
• After-tax cash flow: $-3,693/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: 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

-5.6% since first listed

6 events — show timeline

• 2026-02-20 Listed $255,000 LERA
• 2024-07-02 Listing Removed — LERA
• 2024-06-15 Price Changed $259,900 LERA
• 2024-06-07 Price Changed $262,000 LERA
• 2024-04-26 Price Changed $267,500 LERA
• 2024-03-08 Listed $270,000 LERA

Property tax history

+52.5%/yr

Latest (2025): $6,113 · -10.6% YoY. Source: county tax records.