8256 Piedra Medina · Macdona, TX 78252

$175,000

2 bd · 2.0 ba · 741 sqft · SingleFamily public records · 91 Days on market

Built 2021 4,399 sqft lot $236/sqft · 14% below area Est $204k · 14% under $25/mo HOA · 2% 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 +13.8/15.0
• Cash flow +7.4/30.0
• Appreciation +5.0/10.0
• 1% rule +2.8/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Come preview this newer constructed 2 bedroom, 2 bathroom home with a 2 car garage. This home offers gas cooking and granite counters in the kitchen and bathrooms. The primary bedroom has a large walk in closet. The utility room is configured for stackable washer and dryer set. The back yard is very spacious and is in a corner lot.

Key facts

• Gas cooking
• Spacious back yard
• Walk in closet

Tags

• GAS COOKING
• GRANITE COUNTERS
• WALK IN CLOSET
• SPACIOUS BACK YARD
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (21.5% below list).
• Recommended offer: $135k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.5% in Macdona — 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 54/100 on livability (#1,409 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute 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: Southwest El (math 38% / reading 33%, grade F, #1,946 of 4,322 statewide, top 45%, 654 students, 73% 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) — zoned schools at 74% FRL track the district average.
• Market conditions: Rents soft (-1.7%/yr); 555 active listings in the ZIP; solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-3 appreciation (-0.0% local appreciation)).
• 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 91 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,806 (23.0% 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 91 days. Have you received any prior offers? Is the seller open to a 23% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 10.6

CMA / ARV

• ARV (median comp): $203,706
• List price: $175,000
• Delta: -14.09%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-0.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.52×
• Total profit: $-23,566
• Equity at exit: $50,799

10-year hold

• IRR: -6.5%
• Equity multiple: 0.36×
• Total profit: $-31,454
• Equity at exit: $61,050

Cash invested: $49,000 (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 78252

• Home prices YoY: -0.0%
• Rents YoY: -1.7%
• Active inventory: 555
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$297 /mo · $3,563/yr
• Insurance: −$73
• HOA: −$25
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-228

Break-even live

Break-even rent $1,662

Max offer price $134,806

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-178	+0% $-228	+5% $-277	+10% $-327
Rent	-10% $-336	-5% $-282	+0% $-228	+5% $-173	+10% $-119
Rate	-1.0pp $-139	-0.5pp $-183	base $-228	+0.5pp $-273	+1.0pp $-319

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-04
   days on market $175,000 Active 91 DOM
2. 2026-06-03
   days on market $175,000 Active 90 DOM
3. 2026-06-02
   days on market $175,000 Active 89 DOM
4. 2026-06-01
   days on market $175,000 Active 88 DOM
5. 2026-05-31
   days on market $175,000 Active 87 DOM
6. 2026-04-22
   price $1,200
7. 2026-04-21
   price $175,000 336-char remark

   Show marketing remark (336 chars)

   Come preview this newer constructed 2 bedroom, 2 bathroom home with a 2 car garage. This home offers gas cooking and granite counters in the kitchen and bathrooms. The primary bedroom has a large walk in closet. The utility room is configured for stackable washer and dryer set. The back yard is very spacious and is in a corner lot.

8. 2026-03-17
   price $179,999 336-char remark

   Show marketing remark (336 chars)

   Come preview this newer constructed 2 bedroom, 2 bathroom home with a 2 car garage. This home offers gas cooking and granite counters in the kitchen and bathrooms. The primary bedroom has a large walk in closet. The utility room is configured for stackable washer and dryer set. The back yard is very spacious and is in a corner lot.

9. 2026-03-17
   price $179,000 336-char remark

   Show marketing remark (336 chars)

   Come preview this newer constructed 2 bedroom, 2 bathroom home with a 2 car garage. This home offers gas cooking and granite counters in the kitchen and bathrooms. The primary bedroom has a large walk in closet. The utility room is configured for stackable washer and dryer set. The back yard is very spacious and is in a corner lot.

10. 2026-03-05
    listed $185,000 New 336-char remark

    Show marketing remark (336 chars)

    Come preview this newer constructed 2 bedroom, 2 bathroom home with a 2 car garage. This home offers gas cooking and granite counters in the kitchen and bathrooms. The primary bedroom has a large walk in closet. The utility room is configured for stackable washer and dryer set. The back yard is very spacious and is in a corner lot.

11. 2025-11-25
    listed $1,300
12. 2023-10-26
    historical $1,300
13. 2023-09-27
    listed $1,300
14. 2022-06-27
    soldstatus Sold 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

15. 2022-04-27
    status Pending 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

16. 2022-04-19
    price $207,099 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2022-04-08
    price $213,099 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2022-04-06
    price $217,099 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

19. 2022-04-01
    price $220,099 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

20. 2022-03-31
    status Back on Market 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2022-02-22
    status Pending 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2022-02-21
    listed $216,099 New 478-char remark

    Show marketing remark (478 chars)

    This new single-story home design combines comfort and convenience. It features an open-plan layout among a family room for shared moments, a kitchenette for inspired cooks and a dining nook for memorable meals. A secondary bedroom and an owner's suite with a private bathroom and large walk-in closet provide restful retreats for family members. Estimated availability May 2022! Prices and features may vary and are subject to change. 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.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,563 · $297/mo
• Projected year-2 tax: $3,563 · $297/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: $16,482
• − Mortgage interest: −$9,803
• − Property taxes: −$3,563
• − Insurance: −$875
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$300
• − Depreciation: −$5,091
• Taxable loss: −$5,787
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $-1,341/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 — Macdona

• Score: 54/100
• State rank: #1409
• US rank: #24127

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

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): 21,790
• Household income: $85,518
• Rent vs Own: 14.0% rent · 86.0% own
• Severe rent burden: 152.0

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 29% White 17% Black 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 61% Puerto Rican 1%
• Common ancestry: Hispanic 2% Lithuanian 1% German 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 58% English-only · Spanish 38% Tagalog/Filipino 2% Other Indo-European 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: ▬ -0.00%
• Current HPI: 183.6413
• Rent YoY: ▼ -1.67%
• 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

-99.4% since first listed

17 events — show timeline

• 2026-04-22 Price Changed $1,200 SABOR
• 2026-04-21 Price Changed $175,000 LERA
• 2026-03-17 Price Changed $179,999 LERA
• 2026-03-17 Price Changed $179,000 LERA
• 2026-03-05 Listed $185,000 LERA
• 2025-11-25 Listed for Rent $1,300 SABOR
• 2023-10-26 Rental Removed $1,300 SABOR
• 2023-09-27 Listed for Rent $1,300 SABOR
• 2022-06-27 Sold (MLS) — LERA
• 2022-04-27 Pending — LERA
• 2022-04-19 Price Changed $207,099 LERA
• 2022-04-08 Price Changed $213,099 LERA
• 2022-04-06 Price Changed $217,099 LERA
• 2022-04-01 Price Changed $220,099 LERA
• 2022-03-31 Relisted — LERA
• 2022-02-22 Pending — LERA
• 2022-02-21 Listed $216,099 LERA

Property tax history

+56.3%/yr

Latest (2025): $3,563 · -1.6% YoY. Source: county tax records.