717 Fountain Gate · Schertz, TX 78108

$250,000

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 46 Days on market

Built 2008 6,534 sqft lot Est $250k · at est. $33/mo HOA · 2% of rent

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

Key facts

• Covered patio
• Finished garage
• Sprinkler system

Tags

• NEST SMART THERMOSTAT
• USB OUTLETS
• FINISHED GARAGE
• COVERED PATIO
• NEW FENCE
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.6% below list).
• Recommended offer: $201k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Zoned schools: John A Sippel El (math 40% / reading 41%, grade F, #1,490 of 4,322 statewide, top 35%, 743 students, 35% FRL).
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,910 (19.6% 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 46 days. Have you received any prior offers? Is the seller open to a 20% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $249,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Fountain Gate	0.00mi	3/2.0	1,581 (0%)	1mo	$250,000	$158	99
720 Fountain Gate	0.03mi	3/2.0	1,581 (0%)	4mo	$244,000	$154	96
760 Fountain Gate	0.13mi	3/2.0	1,581 (0%)	1mo	$249,000	$157	93
2817 Cheney Rd	0.23mi	3/2.0	1,628 (+3%)	1mo	$270,000	$166	84
2629 War Admiral	0.55mi	3/2.0	1,599 (+1%)	7mo	$230,000	$144	67
4905 Tiffany	0.69mi	3/2.0	1,564 (-1%)	4mo	$239,999	$153	62
2617 Crusader	0.44mi	3/2.0	1,745 (+10%)	2mo	$269,900	$155	60
4910 Cherry Tree	0.60mi	3/2.0	1,474 (-7%)	2mo	$234,900	$159	59
5009 Whisper	0.66mi	3/2.0	1,558 (-2%)	10mo	$264,000	$169	59
5010 Brookhead	0.63mi	3/2.0	1,492 (-6%)	12mo	$220,000	$147	51
4913 Crestwood	0.74mi	3/2.0	1,462 (-8%)	6mo	$235,000	$161	48
5010 Crestwood Dr	0.74mi	4/2.0 (+1)	1,707 (+8%)	1mo	$275,000	$161	46

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

Projected returns pro-forma

0.47% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.72×
• Total profit: $-19,495
• Equity at exit: $78,528

10-year hold

• IRR: -0.5%
• Equity multiple: 0.95×
• Total profit: $-3,552
• Equity at exit: $99,271

Cash invested: $70,000 (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 78108

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 739
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$401 /mo · $4,815/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-262

Break-even live

Break-even rent $2,341

Max offer price $203,678

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-191	+0% $-262	+5% $-333	+10% $-404
Rent	-10% $-421	-5% $-342	+0% $-262	+5% $-183	+10% $-104
Rate	-1.0pp $-136	-0.5pp $-199	base $-262	+0.5pp $-327	+1.0pp $-393

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	24d	1	0.59mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	24d	1	0.68mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	3d	1	1.00mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	5d	1	1.16mi
5745 Maxfli Dr Schertz, TX	3.0	2.0	1214	$1,600	$1.32	18d	1	1.20mi
18508 Ripps Kreusler Schertz, TX	1.0–3.0	1.0–2.5	1061	$2,499	$2.36	2d	55	1.26mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	24d	1	1.27mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	24d	1	1.34mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	24d	1	1.40mi
204 N Willow Way Cibolo, TX	3.0	2.0	1724	$1,750	$1.02	5d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 15 events

1. 2026-04-25
   status Pending
2. 2026-04-13
   historical Active Option
3. 2026-03-09
   listed $250,000 New
4. 2021-01-15
   soldstatus Sold 727-char remark

   Show marketing remark (727 chars)

   Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

5. 2021-01-15
   soldstatus

   Show marketing remark (727 chars)

   Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

6. 2020-12-23
   status Pending 727-char remark

   Show marketing remark (727 chars)

   Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

7. 2020-12-08
   historical Active Option 727-char remark

   Show marketing remark (727 chars)

   Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

8. 2020-12-05
   listed $220,000 New 727-char remark

   Show marketing remark (727 chars)

   Look no further! This beautiful home is waiting for you! Located in a very desirable neighborhood, 9 miles to Randolph AFB, and just minutes away from restaurants and schools. Lots of upgrades on the home to include luxury vynil flooring, new countertop sink/faucet, professionally painted kitchen cabinet, all appliances are 1 year old and fairly new carpets in all the bedrooms! The gorgeous elevation of this floorplan paired with the exterior red brick is undeniably noticeable and charming! Enjoy San Antonio weather with your outdoor covered patio for family BBQ and entertainment. Already inspected by a licensed TREC Home Inspector! This home is ready for you!!! Schedule your tour now, this home will not last!

9. 2017-02-02
   soldstatus
10. 2017-01-31
    soldstatus Sold 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

11. 2016-12-28
    status Pending 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

12. 2016-12-21
    historical Active Option 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

13. 2016-12-17
    status Back on Market 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

14. 2016-12-13
    historical Active Option 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

15. 2016-12-08
    listed $179,500 New 160-char remark

    Show marketing remark (160 chars)

    Charming single story red brick home with loads of curb appeal! Recently painted interior and new roof added within last month. Priced to sell! Won't last long!

ⓘ 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: $4,815 · $401/mo
• Projected year-2 tax: $4,815 · $401/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,109
• − Mortgage interest: −$14,004
• − Property taxes: −$4,815
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$7,485
• Est. tax savings @ 24.0%: +$1,797
• After-tax cash flow: $-1,350/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: 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): 49,784
• Household income: $113,004
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 521.0

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 0.68)
• Race & ethnicity: White 46% Hispanic / Latino 30% Two or more races 22% Black 13% Asian 3%
• Hispanic origin (detail): Mexican 22% Puerto Rican 4%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 13% Vietnamese 1% German/W. Germanic 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: ▲ 0.47%
• Current HPI: 182.7296
• Rent YoY: ▲ 2.42%
• 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

+39.3% since first listed

15 events — show timeline

• 2026-04-25 Pending — LERA
• 2026-04-13 Contingent — LERA
• 2026-03-09 Listed $250,000 LERA
• 2021-01-15 Sold (MLS) — LERA
• 2021-01-15 Sold (Public Records) — Public Records
• 2020-12-23 Pending — LERA
• 2020-12-08 Contingent — LERA
• 2020-12-05 Listed $220,000 LERA
• 2017-02-02 Sold (Public Records) — Public Records
• 2017-01-31 Sold (MLS) — LERA
• 2016-12-28 Pending — LERA
• 2016-12-21 Contingent — LERA
• 2016-12-17 Relisted — LERA
• 2016-12-13 Contingent — LERA
• 2016-12-08 Listed $179,500 LERA

Property tax history

+1.1%/yr

Latest (2026): $4,815 · -11.0% YoY. Source: county tax records.