224 Spring Meadow Ln · Schertz, TX 78154

$70,000

3 bd · 2.0 ba · 1,158 sqft · Other · 1 Days on market

Built 2014 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
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bed, 2 bath, 1152 square foot manufactured home in a mobile home community located in Schertz, TX. Washer/Dryer connections. Home comes with Fridge, Oven, and Dishwasher. Only one owner of the home. Non-smoking. * * Pricing is for the home only.

Key facts

• Built 2014

Property features AI

Finance

• Other: No additional financial or community details available
• Financial info: Financial details not specified
• HOA & community: HOA/community details not specified

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Utility details not specified
• Home design: Built in 2014
• Construction: 1158 square feet of living area
• Exterior features: Located in the Northeast Side subdivision

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not specified
• Bathrooms: Bathroom count not specified
• Heating & cooling: Heating and cooling details not specified
• Interior features: Open living area
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 19.0% vs local median 2.8% in Schertz — 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 73/100 on livability (#198 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• Schertz-Cibolo-U City ISD (suburban): math 49% / reading 48% proficiency, ranked #152 of 826 in TX (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.9%/yr); 495 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.31%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 39.0%
• Equity multiple: 2.60×
• Total profit: $31,275
• Equity at exit: $10,437

10-year hold

• IRR: 43.9%
• Equity multiple: 4.60×
• Total profit: $70,476
• Equity at exit: $6,052

Cash invested: $19,600 (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 78154

• Home prices YoY: -17.6%
• Rents YoY: -2.9%
• Active inventory: 495
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $740

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 Meadow View Dr Schertz, TX	2.0–3.0	1.0–2.0	1060	$1,479	$1.40	10d	1	0.11mi
400 Mitchell Ave Schertz, TX	3.0	2.0	1104	$1,450	$1.31	17d	1	0.62mi
203 Brooks Ave Schertz, TX	2.0	1.0	900	$1,290	$1.43	10d	1	0.71mi
101 Deerglen Ave Universal City, TX	3.0	2.0	1470	$1,600	$1.09	23d	1	0.72mi
317 North Blvd Universal City, TX	3.0	2.0	1492	$2,095	$1.40	1d	1	0.90mi
221 Scott Ave Universal City, TX	3.0	2.0	1135	$1,500	$1.32	4d	1	0.91mi
945 Schertz Pkwy Unit 4 Schertz, TX	2.0	2.0	960	$1,290	$1.34	23d	1	0.91mi
512 Curtiss Ave Schertz, TX	2.0	1.0	836	$997	$1.19	20d	1	0.97mi
514 Curtiss Ave Schertz, TX	2.0	1.0	836	$997	$1.19	20d	1	0.98mi
704 Curtiss Ave Schertz, TX	2.0	1.0	1188	$1,395	$1.17	12d	1	1.05mi
704 Curtiss Ave Schertz, TX	2.0	1.0	1188	$1,395	$1.17	14d	1	1.05mi
400 Pfeil St Unit 400 Schertz, TX	3.0	2.0	1200	$1,280	$1.07	3d	1	1.06mi
317 E Lindbergh Blvd Universal City, TX	3.0	2.0	1379	$2,100	$1.52	1d	1	1.14mi
2413 Star Light Ln Schertz, TX	3.0	2.0	1409	$1,800	$1.28	23d	1	1.17mi
2501 Cedar Ln Schertz, TX	3.0	2.0	1215	$1,750	$1.44	23d	1	1.23mi
149 Village Grn Universal City, TX	2.0	1.0	765	$1,120	$1.46	10d	10	1.26mi
2 W Byrd Blvd Universal City, TX	2.0	1.0	775	$995	$1.28	23d	1	1.28mi
3316 Windway Crk Schertz, TX	3.0	2.0	1321	$1,750	$1.32	14d	1	1.33mi
2713 Lockwood Ln Schertz, TX	3.0	2.0	1430	$1,595	$1.12	2d	1	1.34mi
2801 Hillview Ln Schertz, TX	3.0	2.0	1491	$1,745	$1.17	23d	1	1.39mi

Listing history 1 events

1. 2026-05-26
   listed $70,000 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $18,589
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,036
• Taxable income: $8,258
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $6,899/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its curb appeal and overall condition, increasing its resale and rental value.

Repairs flagged

• Minor exterior siding — Slight discoloration
• Minor landscaping — Overgrown grass

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value
• Both repair exterior siding — Fixes minor damage and enhances appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Slight discoloration	Minor	$500–3,000
landscaping · Overgrown grass	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and value ↑
• Both repair exterior siding — Fixes minor damage 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: Schertz-Cibolo-U City ISD
• NCES district ID: 4839480
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $75,790
• Composite: 44.02/100
• National rank: #2886
• State rank: #152 of 826 in TX

Livability — Schertz

• Score: 73/100
• State rank: #198
• US rank: #5013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schertz, TX
• County: Guadalupe County · 147,291 people
• City population: 41,907
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 41,907
• Household income: $100,572
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 776.0

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 32% Two or more races 19% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.53%
• Current HPI: 222.8314
• Rent YoY: ▼ -2.86%
• 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

• 2026-05-26 Listed $70,000 FSBO.com