12800 Applewhite Rd Lot 301 · San Antonio, TX 78224

$50,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 55 Days on market

Fair condition

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Schools +2.2/10.0
• Condition / age +2.0/5.0

Listing remarks

Affordable 2016 singlewide available located in Crestwood Estates Mobile Home Community. Price: $50,000 cash - Financing options may be available Lot rent: $515 + water Good for homeowners or investors. Similar homes in the area may rent around $1450 depending on setup.

Key facts

• Listed 55 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.9% 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: schools C-, 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.
• Market conditions: Rents flat; 274 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 36% 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 $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 3.58% ✓
• Cap rate: 31.91%
• Cash-on-cash: 91.47%
• DSCR: 5.07
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.83% rent growth · sell at horizon

5-year hold

• IRR: 98.4%
• Equity multiple: 7.53×
• Total profit: $91,405
• Equity at exit: $45,044

10-year hold

• IRR: 93.1%
• Equity multiple: 15.91×
• Total profit: $208,689
• Equity at exit: $97,139

Cash invested: $14,000 (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 78224

• Home prices YoY: 12.4%
• Rents YoY: 0.8%
• Active inventory: 274
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $1,067

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,102	-5% $1,084	+0% $1,067	+5% $1,050	+10% $1,033
Rent	-10% $926	-5% $997	+0% $1,067	+5% $1,138	+10% $1,208
Rate	-1.0pp $1,092	-0.5pp $1,080	base $1,067	+0.5pp $1,054	+1.0pp $1,041

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11326 Clearmine St Unit 104 San Antonio, TX	3.0	2.5	1362	$1,614	$1.19	44d	1	1.03mi
11318 Clearmine St #101 San Antonio, TX	3.0	2.5	1362	$1,700	$1.25	13d	1	1.05mi
11318 Clearmine St Unit 104 South Southwest, TX	3.0	2.5	1362	$1,700	$1.25	44d	1	1.05mi
11318 Clearmine St Unit 103 South Southwest, TX	3.0	2.5	1362	$1,514	$1.11	44d	1	1.05mi
11009 Valley Star Dr San Antonio, TX	4.0	1.5	1004	$1,450	$1.44	5d	1	1.38mi
10610 Apple Pie Rd San Antonio, TX	3.0	2.5	1272	$1,595	$1.25	24d	1	1.39mi
2350 Dry Moss Way San Antonio, TX	3.0	2.5	1420	$1,650	$1.16	44d	1	1.39mi
2350 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,675	$1.18	24d	1	1.49mi
2330 Redlove Dr San Antonio, TX	3.0	2.5	1420	$1,600	$1.13	5d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $50,000 Active 55 DOM
2. 2026-06-17
   days on market $50,000 Active 54 DOM
3. 2026-06-16
   days on market $50,000 Active 53 DOM
4. 2026-06-15
   days on market $50,000 Active 52 DOM
5. 2026-06-13
   days on market $50,000 Active 50 DOM
6. 2026-06-09
   days on market $50,000 Active 46 DOM
7. 2026-06-08
   days on market $50,000 Active 45 DOM
8. 2026-06-07
   days on market $50,000 Active 44 DOM
9. 2026-06-04
   days on market $50,000 Active 41 DOM
10. 2026-06-03
    days on market $50,000 Active 40 DOM
11. 2026-06-02
    days on market $50,000 Active 39 DOM
12. 2026-06-01
    days on market $50,000 Active 38 DOM
13. 2026-05-31
    days on market $50,000 Active 37 DOM
14. 2026-04-22
    listed $50,000 Active 271-char remark

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

Taxation est. · year 1

• Rental income: $21,459
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$1,455
• Taxable income: $12,770
• Est. tax owed @ 24.0%: −$3,065
• After-tax cash flow: $9,741/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 · 2 photos

Fair 40/100 Cosmetic rehab

This singlewide mobile home requires cosmetic repairs to its exterior and deck, with painting and replacement of worn materials to improve its curb appeal and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major deck — Worn wooden planks

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace deck — Improves safety and aesthetics
• Both repair siding — Restores structural integrity and enhances appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
deck · Worn wooden planks	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace deck — Improves safety and aesthetics ↑
• Both repair siding — Restores structural integrity and enhances appearance ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-04-22 Listed $50,000 Fizber.com