Applewhite Meadows 2446 Plan · San Antonio, TX 78224

$276,990

4 bd · 2.5 ba · 2,446 sqft · SingleFamily · 134 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Discover Applewhite Meadows, a welcoming new home community on San Antonio's South Side, where everyday comfort meets connected living. Brohn Homes is bringing thoughtfully designed new construction homes to this growing area, offering a range of floor plans created to support how you live today, whether you're buying your first home, growing your household, or simply looking for more space to enjoy. With community amenities like a pool and playscape, plus convenient access to major employers, shopping, dining, and downtown San Antonio, Applewhite Meadows delivers the perfect balance of neighborhood feel and city convenience. Our model home is currently under construction and coming soon, giving you an exciting first look at the quality, smart design, and thoughtful details Brohn Homes is known for. Like every Brohn community, Applewhite Meadows is designed to deliver More Home for Your Money, with smarter construction, modern finishes, and long-term value built in from the start.

Key facts

• New home community
• Community amenities
• Convenient access

Tags

• NEW HOME COMMUNITY
• COMMUNITY AMENITIES
• CONVENIENT ACCESS
• MODEL HOME UNDER CONSTRUCTION
• SMART DESIGN
• THOUGHTFUL DETAILS

🏗️ New construction. The $276,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,396.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $277k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (27.5% below list).
• Recommended offer: $201k (27.5% below list) — sets the bar for 1% rule.

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 40% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($244k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,954 (27.5% 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 134 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $296,396
• List price: $276,990
• Delta: -6.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2522 Rambo Dr	0.27mi	4/2.5	2,260 (-8%)	1mo	$314,990	$139	74
2507 Rambo Dr	0.24mi	4/2.5	2,260 (-8%)	3mo	$319,990	$142	74
2510 Rambo Dr	0.28mi	5/3.5 (+1)	2,511 (+3%)	4mo	$339,990	$135	70
2222 Dry Moss Way	0.54mi	4/2.5	2,382 (-3%)	1mo	$254,999	$107	70
2302 Dry Moss Way	0.42mi	5/3.0 (+1)	2,416 (-1%)	4mo	$363,005	$150	68
10323 Liberty Grv	0.20mi	4/2.5	2,111 (-14%)	1mo	$306,255	$145	67
2430 Pink Pearl	0.29mi	4/2.5	2,130 (-13%)	1mo	$239,900	$113	64
2306 Crisp Gln	0.51mi	4/2.5	2,260 (-8%)	1mo	$319,990	$142	63
10315 Eve Gdns	0.25mi	4/2.5	2,111 (-14%)	4mo	$302,990	$144	62
9942 Hunters Pond	0.60mi	4/2.5	2,251 (-8%)	1mo	$329,999	$147	58
3263 Old Almonte	0.59mi	4/2.5	2,711 (+11%)	2mo	$299,000	$110	53
10406 Labrado	0.51mi	3/2.5 (-1)	2,088 (-15%)	2mo	$260,000	$125	46

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: 19.0%
• Equity multiple: 2.54×
• Total profit: $127,813
• Equity at exit: $267,017

10-year hold

• IRR: 17.2%
• Equity multiple: 5.72×
• Total profit: $391,562
• Equity at exit: $575,832

Cash invested: $82,991 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,554
• Tax est. 1.5%: −$370 /mo · $4,446/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-461

Break-even live

Break-even rent $2,593

Max offer price $229,719

Occupancy floor —

Sensitivity live

Price	-10% $-256	-5% $-358	+0% $-461	+5% $-563	+10% $-666
Rent	-10% $-620	-5% $-540	+0% $-461	+5% $-381	+10% $-302
Rate	-1.0pp $-312	-0.5pp $-385	base $-461	+0.5pp $-538	+1.0pp $-616

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: $74,099
• Closing costs: $8,892
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2434 Dry Moss Way San Antonio, TX	4.0	2.5	2417	$2,500	$1.03	0d	1	0.27mi
2343 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.35mi
2318 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,795	$1.00	25d	1	0.40mi
2307 Applewhite Mdw San Antonio, TX	4.0	2.5	1798	$1,750	$0.97	45d	1	0.42mi
2242 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.51mi
2235 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.51mi
2230 Fishing Trl San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	25d	1	0.54mi
2226 Fishing Trl San Antonio, TX	3.0	2.5	1777	$1,650	$0.93	25d	1	0.55mi
2222 Fishing Trl San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	25d	1	0.56mi
2115 Bigmouth Rod San Antonio, TX	4.0	2.5	1847	$1,755	$0.95	45d	1	0.63mi
2111 Bigmouth Rod San Antonio, TX	4.0	2.5	1917	$1,700	$0.89	45d	1	0.64mi
2107 Bigmouth Rod San Antonio, TX	3.0	2.5	1777	$1,675	$0.94	45d	1	0.64mi
3322 Rancho Grande San Antonio, TX	4.0	2.5	2094	$1,895	$0.90	13d	1	0.68mi
10119 Jardin Verde San Antonio, TX	3.0	2.5	1944	$1,750	$0.90	45d	1	0.72mi
10719 Butterfly Pass San Antonio, TX	3.0	2.5	1645	$1,640	$1.00	45d	1	0.73mi
10723 Butterfly Pass San Antonio, TX	4.0	2.5	1687	$1,675	$0.99	45d	1	0.73mi
10523 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.73mi
10710 Butterfly Pass San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.74mi
10723 Goose Way San Antonio, TX	4.0	2.5	1917	$1,785	$0.93	45d	1	0.77mi
3331 Rosita Way San Antonio, TX	3.0	2.5	1848	$1,800	$0.97	45d	1	0.81mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$2,000	$0.93	23d	1	0.85mi
3434 Hacienda Way San Antonio, TX	4.0	2.5	2141	$1,900	$0.89	18d	1	0.85mi
3523 Rancho Grande San Antonio, TX	4.0	3.0	2393	$2,000	$0.84	0d	1	0.92mi
1347 Neria LOOP San Antonio, TX	4.0	2.5	2173	$1,699	$0.78	45d	1	0.95mi
10811 Soupe CV San Antonio, TX	4.0	2.5	2173	$1,995	$0.92	4d	1	0.95mi
10807 Bernal Cv San Antonio, TX	4.0	2.0	1575	$1,700	$1.08	18d	1	1.32mi
10823 Bernal Cv San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	3d	1	1.32mi
10611 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,735	$1.07	6d	1	1.32mi
10622 Vesta Curv San Antonio, TX	4.0	2.0	1627	$1,725	$1.06	6d	1	1.34mi
10151 Asta Trl San Antonio, TX	4.0	2.0	1625	$1,650	$1.02	14d	1	1.40mi
10135 Ana Hts San Antonio, TX	4.0	2.0	1952	$2,200	$1.13	0d	1	1.45mi
1407 Mira Ml San Antonio, TX	4.0	2.0	1600	$2,000	$1.25	18d	1	1.47mi
10107 Kersey Ml San Antonio, TX	4.0	2.0	1628	$1,695	$1.04	25d	1	1.47mi
10031 Kersey Ml San Antonio, TX	4.0	2.5	1950	$1,895	$0.97	3d	1	1.47mi
9427 Somers Bnd San Antonio, TX	3.0	2.5	1950	$1,650	$0.85	45d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $276,990 Active 134 DOM
2. 2026-06-18
   days on market $276,990 Active 131 DOM
3. 2026-06-17
   days on market $276,990 Active 130 DOM
4. 2026-06-16
   days on market $276,990 Active 129 DOM
5. 2026-06-15
   days on market $276,990 Active 128 DOM
6. 2026-06-13
   days on market $276,990 Active 126 DOM
7. 2026-06-09
   days on market $276,990 Active 122 DOM
8. 2026-06-08
   days on market $276,990 Active 121 DOM
9. 2026-06-07
   days on market $276,990 Active 120 DOM
10. 2026-06-04
    days on market $276,990 Active 117 DOM
11. 2026-06-03
    days on market $276,990 Active 116 DOM
12. 2026-06-02
    days on market $276,990 Active 115 DOM
13. 2026-06-01
    days on market $276,990 Active 114 DOM
14. 2026-05-31
    days on market $276,990 Active 113 DOM
15. 2026-02-07
    listed $276,990 Active 995-char remark

    Show marketing remark (995 chars)

    Discover Applewhite Meadows, a welcoming new home community on San Antonio's South Side, where everyday comfort meets connected living. Brohn Homes is bringing thoughtfully designed new construction homes to this growing area, offering a range of floor plans created to support how you live today, whether you're buying your first home, growing your household, or simply looking for more space to enjoy. With community amenities like a pool and playscape, plus convenient access to major employers, shopping, dining, and downtown San Antonio, Applewhite Meadows delivers the perfect balance of neighborhood feel and city convenience. Our model home is currently under construction and coming soon, giving you an exciting first look at the quality, smart design, and thoughtful details Brohn Homes is known for. Like every Brohn community, Applewhite Meadows is designed to deliver More Home for Your Money, with smarter construction, modern finishes, and long-term value built in from the start.

ⓘ 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 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 · 21 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: $24,114
• − Mortgage interest: −$16,603
• − Property taxes: −$4,446
• − Insurance: −$1,482
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − Depreciation: −$8,622
• Taxable loss: −$10,897
• Est. tax savings @ 24.0%: +$2,615
• After-tax cash flow: $-2,914/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

1 event — show timeline

• 2026-02-07 Listed $276,990 Zillow