29917 Sestra · Bulverde, TX 78163

$310,000

5 bd · 3.0 ba · 2,499 sqft · SingleFamily public records · 8 Days on market

Built 2022 Good condition 6,098 sqft lot $124/sqft · 25% below area Est $413k · 25% under $52/mo HOA · 2% of rent ↓ 23% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

Key facts

• Attached garage
• Access to fm 1863
• Access to hwy 46

Tags

• ATTACHED GARAGE
• MULTIPLE LIVING POSSIBILITIES
• NEAR BULVERDE COMMUNITY PARK
• ACCESS TO HWY 46
• ACCESS TO FM 1863

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-83 ($-996/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (6.8% below list).
• Recommended offer: $289k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.6% in Bulverde — 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 63/100 on livability (#862 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 540 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $33k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,889 (6.8% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.93% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (median comp): $412,923
• List price: $310,000
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29653 Spring Copper	0.37mi	5/2.5	2,535 (+1%)	8mo	$345,000	$136	72
29441 Sierra Copper	0.50mi	5/2.5	2,535 (+1%)	4mo	$380,000	$150	69
3649 Copper	0.57mi	5/2.5	2,535 (+1%)	0mo	$395,000	$156	68
3573 Copper Crown	0.23mi	4/2.5 (-1)	2,352 (-6%)	5mo	$395,000	$168	68
3868 Copper Riv	0.53mi	5/2.5	2,539 (+2%)	9mo	$405,000	$160	63
3618 Copper Horse	0.36mi	4/2.5 (-1)	2,323 (-7%)	3mo	$375,000	$161	62
29516 Dusty Copper	0.45mi	4/2.5 (-1)	2,349 (-6%)	4mo	$395,000	$168	59
3534 Marvel	0.19mi	4/3.5 (-1)	2,786 (+12%)	7mo	$397,500	$143	59
3620 Victory Copper	0.42mi	4/2.5 (-1)	2,322 (-7%)	4mo	$390,000	$168	59
29504 Copper Xing	0.66mi	5/2.5	2,539 (+2%)	7mo	$409,165	$161	59
29616 Winter Copper	0.44mi	4/2.5 (-1)	2,312 (-8%)	4mo	$347,999	$151	57
29603 Copper Xing	0.56mi	4/2.5 (-1)	2,312 (-8%)	2mo	$345,000	$149	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-55,338
• Equity at exit: $46,222

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-54,259
• Equity at exit: $26,803

Cash invested: $86,800 (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 78163

• Active inventory: 540
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,889 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$558 /mo · $6,700/yr
• Insurance: −$129
• HOA: −$52
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-83

Break-even live

Break-even rent $2,994

Max offer price $295,341

Occupancy floor 98%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29909 Sestra Bulverde, TX	5.0	3.5	3231	$3,095	$0.96	3d	1	0.04mi
29832 Jove Bulverde, TX	4.0	2.5	2974	$2,500	$0.84	2d	1	0.25mi
29832 Jove Bulverde, TX	4.0	2.5	2974	$2,550	$0.86	3d	1	0.25mi
29587 Copper Gate Bulverde, TX	4.0	2.0	1870	$2,350	$1.26	15d	1	0.28mi
29576 Dusty Copper Bulverde, TX	4.0	2.0	1720	$2,350	$1.37	3d	1	0.32mi
29529 Spring Copper Bulverde, TX	4.0	2.5	2312	$2,595	$1.12	24d	1	0.52mi
29517 Spring Copper Bulverde, TX	4.0	2.0	1913	$2,250	$1.18	2d	1	0.54mi
3871 Copper Riv Bulverde, TX	4.0	2.0	1703	$2,425	$1.42	16d	1	0.54mi
3514 Copper Riv Bulverde, TX	4.0	2.0	1708	$2,300	$1.35	44d	1	0.62mi
3822 Copper Riv Bulverde, TX	4.0	2.0	1703	$2,450	$1.44	22d	1	0.66mi
3417 Copper Acres Bulverde, TX	4.0	2.0	1965	$2,500	$1.27	44d	1	0.70mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $310,000 Active 8 DOM
2. 2026-06-17
   days on market $310,000 Active 7 DOM
3. 2026-06-16
   days on market $310,000 Active 6 DOM
4. 2026-06-15
   days on market $310,000 Active 5 DOM
5. 2026-06-13
   pricestatusdays on marketlisting id $310,000 Active 3 DOM
6. 2026-04-15
   price $326,000 724-char remark

   Show marketing remark (724 chars)

   Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

7. 2026-04-14
   status Back on Market 724-char remark

   Show marketing remark (724 chars)

   Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

8. 2026-03-29
   status Pending 724-char remark

   Show marketing remark (724 chars)

   Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

9. 2026-03-02
   historical Active Option 724-char remark

   Show marketing remark (724 chars)

   Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

10. 2026-01-28
    listed $343,000 New 724-char remark

    Show marketing remark (724 chars)

    Isn't She Pretty Special & Spring Saving$$ Per the Builder remarks "Upgraded Acme brick exterior" Stained famous Texas Star entry door! Open kitchen has Woodmont Dakota Shaker panel 42 - in upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless steal Whirlpool appliances. Enjoy spa-like Primary bath with walk-in entry shower with a seat and Emser Cabo tile surround. Additional Special Features you have to come and see, along with a stunning fire place in the downstairs family room. Secondary bedroom downstairs. Buyer and Buyers' agent to verify all room measurements & dimensions! Come take a look, don't wait to build, start enjoying your home here, today!

11. 2023-06-20
    soldstatus Sold 831-char remark

    Show marketing remark (831 chars)

    **This home wows with an upgraded Acme brick exterior, stained Texas star entry door, and a welcoming fireplace with brick surround at the great room. The open kitchen has Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless-steel Whirlpool appliances, including a French door refrigerator. Enjoy the spa-like primary bath with a walk-in entry shower with seat and Emser Cabo tile surround. Special touches include three Monte Carlo ceiling fans, crown moulding at the first floor living areas and primary bedroom, upgraded Shaw carpet, and 2-in. faux wood blinds. Other features include Wi-fi garage door opener, finished out garage, sprinkler system, gutter system, upgraded network package, Klipsch 5.1 home theater system, and wireless security system.

12. 2023-04-22
    status Pending 831-char remark

    Show marketing remark (831 chars)

    **This home wows with an upgraded Acme brick exterior, stained Texas star entry door, and a welcoming fireplace with brick surround at the great room. The open kitchen has Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless-steel Whirlpool appliances, including a French door refrigerator. Enjoy the spa-like primary bath with a walk-in entry shower with seat and Emser Cabo tile surround. Special touches include three Monte Carlo ceiling fans, crown moulding at the first floor living areas and primary bedroom, upgraded Shaw carpet, and 2-in. faux wood blinds. Other features include Wi-fi garage door opener, finished out garage, sprinkler system, gutter system, upgraded network package, Klipsch 5.1 home theater system, and wireless security system.

13. 2023-04-10
    historical Active Option 831-char remark

    Show marketing remark (831 chars)

    **This home wows with an upgraded Acme brick exterior, stained Texas star entry door, and a welcoming fireplace with brick surround at the great room. The open kitchen has Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless-steel Whirlpool appliances, including a French door refrigerator. Enjoy the spa-like primary bath with a walk-in entry shower with seat and Emser Cabo tile surround. Special touches include three Monte Carlo ceiling fans, crown moulding at the first floor living areas and primary bedroom, upgraded Shaw carpet, and 2-in. faux wood blinds. Other features include Wi-fi garage door opener, finished out garage, sprinkler system, gutter system, upgraded network package, Klipsch 5.1 home theater system, and wireless security system.

14. 2023-03-26
    price $430,966 831-char remark

    Show marketing remark (831 chars)

    **This home wows with an upgraded Acme brick exterior, stained Texas star entry door, and a welcoming fireplace with brick surround at the great room. The open kitchen has Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless-steel Whirlpool appliances, including a French door refrigerator. Enjoy the spa-like primary bath with a walk-in entry shower with seat and Emser Cabo tile surround. Special touches include three Monte Carlo ceiling fans, crown moulding at the first floor living areas and primary bedroom, upgraded Shaw carpet, and 2-in. faux wood blinds. Other features include Wi-fi garage door opener, finished out garage, sprinkler system, gutter system, upgraded network package, Klipsch 5.1 home theater system, and wireless security system.

15. 2023-03-22
    listed $425,966 New 831-char remark

    Show marketing remark (831 chars)

    **This home wows with an upgraded Acme brick exterior, stained Texas star entry door, and a welcoming fireplace with brick surround at the great room. The open kitchen has Woodmont Dakota Shaker panel 42-in. upper cabinets, granite countertop in Uba Tuba, Emser Design tile backsplash, and stainless-steel Whirlpool appliances, including a French door refrigerator. Enjoy the spa-like primary bath with a walk-in entry shower with seat and Emser Cabo tile surround. Special touches include three Monte Carlo ceiling fans, crown moulding at the first floor living areas and primary bedroom, upgraded Shaw carpet, and 2-in. faux wood blinds. Other features include Wi-fi garage door opener, finished out garage, sprinkler system, gutter system, upgraded network package, Klipsch 5.1 home theater system, and wireless security system.

ⓘ 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: $6,700 · $558/mo
• Projected year-2 tax: $6,700 · $558/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 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,667
• − Mortgage interest: −$17,365
• − Property taxes: −$6,700
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − HOA: −$624
• − Depreciation: −$9,018
• Taxable loss: −$6,137
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $477/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 · 8 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, and a good exterior. The home is move-in ready with minor cosmetic updates that could further increase its value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value.
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and maintain its value. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑

ⓘ 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: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 of 826 in TX

Livability — Bulverde

• Score: 63/100
• State rank: #862
• US rank: #15528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bulverde, TX
• County: Comal County · 206,262 people
• City population: 19,141
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 19,141
• Household income: $140,594
• Rent vs Own: 5.1% rent · 94.9% own
• Severe rent burden: 38.0

Population outlook (Comal County) Hauer SSP2

• Today (2025): 175,637 people
• By 2030: 199,911 · +13.8%
• By 2040: 249,436 · +42.0%
• By 2050: 299,430 · +70.5%
• By 2075: 423,857 · +141.3%
• By 2100: 512,048 · +191.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 27% Two or more races 13% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 4% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Comal

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.2%
• 2008→2024 swing: +1.9pp toward D · 2008: -47.4pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+42.7 2016: R+50.1 2012: R+54.1 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.23%
• Current HPI: 197.178
• Rent YoY: —
• 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

-23.5% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $326,000 LERA
• 2026-04-14 Relisted — LERA
• 2026-03-29 Pending — LERA
• 2026-03-02 Contingent — LERA
• 2026-01-28 Listed $343,000 LERA
• 2023-06-20 Sold (MLS) — LERA
• 2023-04-22 Pending — LERA
• 2023-04-10 Contingent — LERA
• 2023-03-26 Price Changed $430,966 LERA
• 2023-03-22 Listed $425,966 LERA

Property tax history

+64.1%/yr

Latest (2026): $6,700 · -6.5% YoY. Source: county tax records.