10227 Mesa Medina · San Antonio, TX 78252

$225,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 261 Days on market

Built 2021 3,528 sqft lot $155/sqft · 13% below area Est $258k · 13% under $13/mo HOA · 1% of rent ↓ 16% since listing

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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 +13.2/15.0
• Cash flow +7.4/30.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Rent growth +2.1/5.0
• DSCR +1.6/10.0

Listing remarks MLS

This single-story home is ready for you! Smartly decorated. Smart 1450 sq.ft. floor plan (MIL plan). The foyer opens into an airy, open-concept layout that seamlessly connects the living, dining, and kitchen areas. The kitchen features a peninsula with granite counters - great for barstools and quick meals. The openness of the living area is filled with natural light and makes it perfect for both everyday living and entertaining. The master bedroom is tucked at the rear of the home and includes a spacious walk-in closet and an ensuite bath with a shower/tub combo and a single vanity. Two additional bedrooms are located at the front of the home, offering privacy for family or guests. A generously sized laundry room inside the home adds convenience and extra storage. With the easy-to-care for yard, you will have left-over time to enjoy the weekends. Located in the desirable north side of San Antonio, just off Loop 1604, the home provides quick access to Highway 90, Loop 410, I-10, I-35, and I-37. Shopping, dining, and entertainment are all within minutes, including H-E-B, Walmart, Target, Santikos Entertainment, and a variety of restaurants. Major destinations are also nearby - Downtown San Antonio and the Riverwalk (15 minutes), Lackland AFB (10 minutes), SeaWorld (10 minutes), Fiesta Texas (20 minutes), UTSA (15 minutes), and San Antonio International Airport (30 minutes). This well-located home combines comfort, convenience, and accessibility - an excellent choice for those looking for a smart starter home or investment with both charm and functionality - that offers seller financing. Schedule your tour today!

Key facts

• Walk-in closet
• Ensuite bath
• Granite counters

Tags

• OPEN CONCEPT LAYOUT
• GRANITE COUNTERS
• WALK-IN CLOSET
• ENSUITE BATH
• GENEROUSLY SIZED LAUNDRY ROOM
• QUICK ACCESS TO HIGHWAY 90

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.4% below list).
• Recommended offer: $174k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 4.8% 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.
• 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of equity ($2k loan paydown + $-4 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 261 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,994 (22.7% 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 261 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. 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: 0.78% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 10.7

CMA / ARV

• ARV (median comp): $257,648
• List price: $225,000
• Delta: -12.67%
• 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
7823 Coffee Ml	0.27mi	3/2.0	1,510 (+4%)	3mo	$299,990	$199	78
8103 Champion Crk	0.28mi	3/2.0	1,510 (+4%)	3mo	$304,990	$202	78
7848 Coffee Ml	0.26mi	3/2.0	1,510 (+4%)	7mo	$314,990	$209	75
8407 Hamrick Cir	0.49mi	3/2.0	1,424 (-2%)	3mo	$269,040	$189	72
8124 Brandy Br	0.48mi	3/2.0	1,512 (+4%)	6mo	$254,690	$168	65
8124 Hamrick Cir	0.49mi	3/2.0	1,512 (+4%)	6mo	$253,290	$168	65
8258 Brandy Br	0.47mi	3/2.0	1,576 (+9%)	2mo	$299,190	$190	62
8124 Nube Medina	0.17mi	3/2.0	1,235 (-15%)	7mo	$227,000	$184	62
8244 Smithers Ave	0.40mi	3/2.0	1,276 (-12%)	3mo	$240,430	$188	58
8132 Hamrick Cir	0.50mi	3/2.0	1,576 (+9%)	6mo	$259,890	$165	57
7131 Tradinghouse Ln	0.69mi	3/2.0	1,576 (+9%)	7mo	$258,190	$164	48
10215 Braunig	0.64mi	4/2.5 (+1)	1,596 (+10%)	6mo	$263,900	$165	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.52×
• Total profit: $-30,013
• Equity at exit: $65,313

10-year hold

• IRR: -6.3%
• Equity multiple: 0.37×
• Total profit: $-39,710
• Equity at exit: $78,493

Cash invested: $63,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$382 /mo · $4,584/yr
• Insurance: −$94
• HOA: −$13
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-289

Break-even live

Break-even rent $2,112

Max offer price $173,994

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-225	+0% $-289	+5% $-352	+10% $-416
Rent	-10% $-427	-5% $-358	+0% $-289	+5% $-220	+10% $-151
Rate	-1.0pp $-175	-0.5pp $-232	base $-289	+0.5pp $-347	+1.0pp $-406

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10216 Eaglewood Nook San Antonio, TX	3.0	2.5	1513	$1,900	$1.26	0d	1	0.01mi
7707 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,500	$1.00	14d	1	0.05mi
7620 Magnolia Vlg Unit 102 San Antonio, TX	3.0	2.5	1505	$1,800	$1.20	45d	1	0.07mi
7561 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,700	$1.13	45d	1	0.11mi
7621 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	45d	1	0.11mi
7162 Magnolia Pass San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	25d	1	0.12mi
7162 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1263	$1,450	$1.15	25d	1	0.12mi
7149 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,395	$1.10	6d	1	0.12mi
7153 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	19d	1	0.12mi
7158 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	46d	1	0.12mi
7158 Magnolia Pass Unit 201 San Antonio, TX	3.0	2.0	1109	$1,395	$1.26	46d	1	0.12mi
7153 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1318	$1,440	$1.09	19d	1	0.12mi
7560 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,600	$1.06	45d	1	0.13mi
7545 Briarwood Pass Unit 102 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	21d	1	0.14mi
7545 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$1,550	$1.03	45d	1	0.14mi
10318 Pinkston San Antonio, TX	3.0	2.0	1687	$1,850	$1.10	25d	1	0.15mi
7540 Briarwood Pass San Antonio, TX	3.0	2.5	1505	$1,850	$1.23	45d	1	0.18mi
7524 Briarwood Pass Unit 101 San Antonio, TX	3.0	2.5	1505	$3,300	$2.19	12d	1	0.22mi
8011 Champion Crk San Antonio, TX	3.0	2.0	1631	$1,750	$1.07	22d	1	0.22mi
7122 Magnolia Pass San Antonio, TX	2.0	2.0	1100	$1,600	$1.45	6d	1	0.25mi
7649 Toledo Bnd San Antonio, TX	3.0	2.0	1682	$1,799	$1.07	4d	1	0.28mi
10207 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,650	$1.10	46d	1	0.28mi
10207 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	45d	1	0.28mi
10203 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1505	$1,699	$1.13	25d	1	0.28mi
8183 Nube Medina San Antonio, TX	4.0	2.5	1525	$1,850	$1.21	16d	1	0.29mi
10211 Tulipwood Run Unit 102 San Antonio, TX	3.0	2.5	1513	$1,574	$1.04	6d	1	0.29mi
10211 Tulipwood Run Unit 101 San Antonio, TX	3.0	2.5	1513	$1,599	$1.06	45d	1	0.29mi
10219 Tulipwood Run #101 San Antonio, TX	3.0	2.5	1513	$1,690	$1.12	18d	1	0.29mi
7162 Magnolia Pass Unit 101 San Antonio, TX	3.0	2.0	1263	$1,349	$1.07	19d	1	0.43mi
7162 Magnolia Pass Unit 101 San Antonio, TX	2.0	2.0	1109	$1,395	$1.26	21d	1	0.43mi
10398 Martin Crk San Antonio, TX	3.0	2.5	1804	$1,699	$0.94	25d	1	0.60mi
7303 Tradinghouse Ln San Antonio, TX	3.0	2.0	1510	$1,800	$1.19	45d	1	0.62mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	0d	1	0.75mi
7001 Lions Park San Antonio, TX	3.0	2.0	1680	$1,795	$1.07	25d	1	0.75mi
6710 Greensleeves San Antonio, TX	3.0	2.0	1534	$1,700	$1.11	45d	1	0.98mi
10520 Pomme San Antonio, TX	3.0	2.5	1858	$1,795	$0.97	18d	1	1.15mi
10518 Egremont San Antonio, TX	3.0	2.0	1534	$2,200	$1.43	0d	1	1.17mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 21 events

1. 2026-06-18
   days on market $225,000 Active 261 DOM
2. 2026-06-17
   days on market $225,000 Active 260 DOM
3. 2026-06-16
   days on market $225,000 Active 259 DOM
4. 2026-06-15
   days on market $225,000 Active 258 DOM
5. 2026-06-13
   days on market $225,000 Active 256 DOM
6. 2026-06-09
   days on market $225,000 Active 252 DOM
7. 2026-06-08
   days on market $225,000 Active 251 DOM
8. 2026-06-07
   days on market $225,000 Active 250 DOM
9. 2026-06-04
   days on market $225,000 Active 247 DOM
10. 2026-06-03
    days on market $225,000 Active 246 DOM
11. 2026-06-02
    days on market $225,000 Active 245 DOM
12. 2026-06-01
    days on market $225,000 Active 244 DOM
13. 2026-05-31
    days on market $225,000 Active 243 DOM
14. 2026-04-11
    price $225,000 1638-char remark

    Show marketing remark (1638 chars)

    This single-story home is ready for you! Smartly decorated. Smart 1450 sq.ft. floor plan (MIL plan). The foyer opens into an airy, open-concept layout that seamlessly connects the living, dining, and kitchen areas. The kitchen features a peninsula with granite counters - great for barstools and quick meals. The openness of the living area is filled with natural light and makes it perfect for both everyday living and entertaining. The master bedroom is tucked at the rear of the home and includes a spacious walk-in closet and an ensuite bath with a shower/tub combo and a single vanity. Two additional bedrooms are located at the front of the home, offering privacy for family or guests. A generously sized laundry room inside the home adds convenience and extra storage. With the easy-to-care for yard, you will have left-over time to enjoy the weekends. Located in the desirable north side of San Antonio, just off Loop 1604, the home provides quick access to Highway 90, Loop 410, I-10, I-35, and I-37. Shopping, dining, and entertainment are all within minutes, including H-E-B, Walmart, Target, Santikos Entertainment, and a variety of restaurants. Major destinations are also nearby - Downtown San Antonio and the Riverwalk (15 minutes), Lackland AFB (10 minutes), SeaWorld (10 minutes), Fiesta Texas (20 minutes), UTSA (15 minutes), and San Antonio International Airport (30 minutes). This well-located home combines comfort, convenience, and accessibility - an excellent choice for those looking for a smart starter home or investment with both charm and functionality - that offers seller financing. Schedule your tour today!

15. 2025-09-30
    listed $235,000 New 1638-char remark

    Show marketing remark (1638 chars)

    This single-story home is ready for you! Smartly decorated. Smart 1450 sq.ft. floor plan (MIL plan). The foyer opens into an airy, open-concept layout that seamlessly connects the living, dining, and kitchen areas. The kitchen features a peninsula with granite counters - great for barstools and quick meals. The openness of the living area is filled with natural light and makes it perfect for both everyday living and entertaining. The master bedroom is tucked at the rear of the home and includes a spacious walk-in closet and an ensuite bath with a shower/tub combo and a single vanity. Two additional bedrooms are located at the front of the home, offering privacy for family or guests. A generously sized laundry room inside the home adds convenience and extra storage. With the easy-to-care for yard, you will have left-over time to enjoy the weekends. Located in the desirable north side of San Antonio, just off Loop 1604, the home provides quick access to Highway 90, Loop 410, I-10, I-35, and I-37. Shopping, dining, and entertainment are all within minutes, including H-E-B, Walmart, Target, Santikos Entertainment, and a variety of restaurants. Major destinations are also nearby - Downtown San Antonio and the Riverwalk (15 minutes), Lackland AFB (10 minutes), SeaWorld (10 minutes), Fiesta Texas (20 minutes), UTSA (15 minutes), and San Antonio International Airport (30 minutes). This well-located home combines comfort, convenience, and accessibility - an excellent choice for those looking for a smart starter home or investment with both charm and functionality - that offers seller financing. Schedule your tour today!

16. 2024-07-30
    historical
17. 2024-06-03
    price $244,999
18. 2024-05-17
    listed $249,999 New
19. 2024-05-07
    historical
20. 2024-02-06
    price $263,000
21. 2024-01-10
    listed $269,000 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: $4,584 · $382/mo
• Projected year-2 tax: $4,584 · $382/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,961
• − Mortgage interest: −$12,603
• − Property taxes: −$4,584
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − HOA: −$156
• − Depreciation: −$6,545
• Taxable loss: −$7,407
• Est. tax savings @ 24.0%: +$1,778
• After-tax cash flow: $-1,687/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

• 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

-16.4% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $225,000 LERA
• 2025-09-30 Listed $235,000 LERA
• 2024-07-30 Listing Removed — LERA
• 2024-06-03 Price Changed $244,999 LERA
• 2024-05-17 Listed $249,999 LERA
• 2024-05-07 Listing Removed — LERA
• 2024-02-06 Price Changed $263,000 LERA
• 2024-01-10 Listed $269,000 LERA

Property tax history

+43.6%/yr

Latest (2025): $4,584 · -1.8% YoY. Source: county tax records.