10323 Liberty Grv · San Antonio, TX 78224

$306,255

4 bd · 2.5 ba · 2,111 sqft · SingleFamily · 17 Days on market

Built 2026 4,791 sqft lot Est $266k · 15% over $40/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.1/10.0
• 1% rule +1.3/10.0
• ARV discount +0.7/15.0

Listing remarks

Love where you live in Applewhite Meadows in San Antonio, TX! Conveniently located off SH16, with easy access to IH410 & IH35, Applewhite Meadows makes commuting to Toyota, Lackland AFB, Palo Alto College, and Texas A & M University a breeze! The Wisteria floor plan is a stunning 2-story home with 4 bedrooms, 2.5 bathrooms, game room, and a 2-car garage. This home has it all, including a dramatic 2-story entry and vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42" cabinetry, granite countertops, and stainless-steel appliances. Retreat to the first-floor Owner's Suite featuring granite countertops, a sizable shower, and a walk-in c

Key facts

• Easy access to ih410
• Wisteria floor plan
• Commuting to toyota

Tags

• EASY ACCESS TO IH410
• EASY ACCESS TO IH35
• COMMUTING TO TOYOTA
• COMMUTING TO LACKLAND AFB
• COMMUTING TO PALO ALTO COLLEGE
• WISTERIA FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (36.8% below list).
• Recommended offer: $194k (36.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 39% 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $193,546 (36.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $265,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10323 Liberty Grv	0.00mi	4/2.5	2,111 (0%)	1mo	$306,255	$145	99
2306 Crisp Gln	0.37mi	4/2.5	2,260 (+7%)	1mo	$319,990	$142	70
10826 Apple Pie Rd	0.37mi	4/2.5	1,900 (-10%)	0mo	$312,851	$165	66
2222 Dry Moss Way	0.35mi	4/2.5	2,382 (+13%)	1mo	$254,999	$107	62
10710 Marlin Pond	0.65mi	4/2.0	2,193 (+4%)	1mo	$252,999	$115	60
10602 Red Shiner Run	0.67mi	4/3.0	2,202 (+4%)	1mo	$266,999	$121	59
10303 Mission Arc	0.54mi	3/2.5 (-1)	1,914 (-9%)	1mo	$226,000	$118	54
10711 Red Shiner Run	0.66mi	4/2.5	1,885 (-11%)	1mo	$264,999	$141	51
10622 Marlin Pond	0.63mi	4/3.0	2,370 (+12%)	1mo	$271,999	$115	48
10615 Red Shiner Run	0.64mi	4/3.0	2,370 (+12%)	1mo	$272,999	$115	47
10715 Red Shiner Run	0.66mi	4/2.0	1,850 (-12%)	1mo	$232,999	$126	46
10315 Bluegill Way	0.69mi	3/2.0 (-1)	1,896 (-10%)	1mo	$248,999	$131	43

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: 20.7%
• Equity multiple: 2.67×
• Total profit: $143,041
• Equity at exit: $275,899

10-year hold

• IRR: 18.4%
• Equity multiple: 6.00×
• Total profit: $428,587
• Equity at exit: $594,986

Cash invested: $85,751 (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: 13.2×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$1,606
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$128
• HOA: −$40
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-306

Break-even live

Break-even rent $2,322

Max offer price $252,242

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-219	+0% $-306	+5% $-392	+10% $-479
Rent	-10% $-459	-5% $-382	+0% $-306	+5% $-229	+10% $-153
Rate	-1.0pp $-152	-0.5pp $-228	base $-306	+0.5pp $-385	+1.0pp $-466

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: $76,564
• Closing costs: $9,188
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	25d	1	0.09mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.11mi
2335 Applewhite Mdw San Antonio, TX	3.0	2.5	1529	$1,550	$1.01	6d	1	0.13mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	6d	1	0.13mi
2434 Dry Moss Way San Antonio, TX	4.0	2.5	2417	$2,500	$1.03	0d	1	0.13mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	45d	1	0.16mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.17mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	45d	1	0.18mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.27mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.27mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	25d	1	0.30mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	25d	1	0.31mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	25d	1	0.32mi
10527 Hunters Pond San Antonio, TX	4.0	2.5	1510	$1,395	$0.92	45d	1	0.38mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.39mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	45d	1	0.40mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	45d	1	0.41mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.50mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	45d	1	0.51mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	45d	1	0.52mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.52mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.55mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	45d	1	0.73mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	4d	1	0.73mi
12305 SW Loop 410 San Antonio, TX	1.0–4.0	1.0–2.0	1036	$1,607	$1.55	18d	1	0.81mi
3263 Rancho Grande San Antonio, TX	3.0	2.0	1500	$1,650	$1.10	25d	1	0.85mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	13d	1	0.91mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	45d	1	0.95mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	1.03mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	6d	1	1.05mi
3411 Avoca Dr San Antonio, TX	3.0	2.0	1426	$1,460	$1.02	19d	1	1.05mi
10414 Espada Pass San Antonio, TX	3.0	2.0	1416	$1,600	$1.13	45d	1	1.06mi
9514 Veronica St San Antonio, TX	3.0	2.0	1455	$1,450	$1.00	4d	1	1.07mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	18d	1	1.08mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	23d	1	1.08mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	6d	1	1.08mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	18d	1	1.09mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	3d	1	1.09mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	6d	1	1.10mi
10542 Nye Pass San Antonio, TX	3.0	2.0	1440	$1,595	$1.11	45d	1	1.14mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 2 events

1. 2026-04-23
   status Pending
2. 2026-04-06
   listed $306,255 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: $734 · $61/mo
• Projected year-2 tax: $5,604 · $467/mo
• Expected delta: +$4,871/yr (+$406/mo · 664.1%)

ⓘ 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 ≥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: $23,226
• − Mortgage interest: −$17,155
• − Property taxes: −$734
• − Insurance: −$1,531
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$480
• − Depreciation: −$8,909
• Taxable loss: −$9,300
• Est. tax savings @ 24.0%: +$2,232
• After-tax cash flow: $-1,437/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

2 events — show timeline

• 2026-04-23 Pending — LERA
• 2026-04-06 Listed $306,255 LERA

Property tax history

-3.4%/yr

Latest (2025): $734 · +11.1% YoY. Source: county tax records.