26026 Copperas Ln · Timberwood Park, TX 78260

$375,000

4 bd · 2.5 ba · 3,072 sqft · SingleFamily public records · 10 Days on market

Built 2005 5,837 sqft lot Est $507k · 26% under $132/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +5.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This gated-community home at Canyon Springs Cove has it all! Many upgrades including NEW roof 2019, kitchen stove 2020, water softener 2018, water heater 2018 and more! OPEN floor plan with OFFICE, DINING and hardwood flooring on main level, including MASTER bedroom. ALL Secondary bedrooms up, all with walk-in closets and UPDATED BATH. 5th bedroom currently used as MEDIA ROOM. The OUTDOOR SHED is perfect for all the tools and toys. NEST thermostat. No City taxes! Acclaimed Comal ISD. Specht MS, Peiper Ranch MS and new HS coming 2021. Community amenities include lap pool, basketball court and more!Don't miss out on this gem!

Key facts

• Gated security
• Community amenities
• Granite countertops

Tags

• OPEN AND SPACIOUS FLOOR PLAN
• GRANITE COUNTERTOPS
• VERSATILE GAME ROOM
• GATED SECURITY
• COMMUNITY AMENITIES
• WALKING TRAILS

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; Quarterly HOA dues; Community amenities include controlled access, pool, tennis, park/playground, sports court, and basketball court; Association transfer fee applies

Exterior

• Parking: 2-car garage
• Utilities: Public water system
• Home design: 3-sided masonry exterior; Pre-owned; Approximately 21 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Patio slab; Privacy fence; Sprinkler system; Double-pane windows; North-facing

Interior

• Kitchen: Cooktop; Built-in oven; Microwave; Refrigerator; Dishwasher; Disposal; Ice maker connection
• Bedrooms: Master bedroom on lower level (13 x 16); Bedroom 2 (11 x 12); Bedroom 3 (10 x 13); Bedroom 4 (9 x 4); Bedroom 5 (13 x 13)
• Flooring: Carpeting; Ceramic tile; Wood flooring
• Bathrooms: 3 total bathrooms (2 full, 1 half); Master bath with separate tub and shower, double vanity, garden tub (9 x 9)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; 2 living areas; Separate dining room; Eat-in kitchen with island; 2 eating areas; Walk-in pantry; Study / library; Game room; Utility room inside; Ground level / no steps; High ceilings; Open floor plan; Cable TV available; High-speed internet; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room (5 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (23.5% below list).
• Recommended offer: $287k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.8% in Timberwood Park — 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 66/100 on livability (#607 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D, amenities F, commute 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.
• Zoned schools: Mh Specht El (math 52% / reading 56%, grade C, #664 of 4,322 statewide, top 16%, 802 students, 28% FRL); Pieper H S (1,450 students, 16% FRL).
• Market conditions: Rents rising (+3.0%/yr); 388 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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: major wind risk, 70% 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 $286,835 (23.5% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.76% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $506,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Ganton Ln	0.05mi	4/3.0	3,036 (-1%)	0mo	$374,900	$123	94
25916 Stone Cyn	0.16mi	4/2.5	3,087 (+0%)	2mo	$490,000	$159	90
1417 Tanager Ct	0.25mi	4/3.0	3,007 (-2%)	3mo	$510,000	$170	80
1606 Lookout Frst	0.49mi	4/3.5	3,141 (+2%)	0mo	$459,000	$146	69
1450 Sparrow Song	0.42mi	4/2.5	2,776 (-10%)	1mo	$440,000	$159	63
1007 Misty Water	0.37mi	3/2.5 (-1)	2,831 (-8%)	2mo	$695,000	$245	63
26111 Starling Hl	0.28mi	4/3.0	2,699 (-12%)	4mo	$460,000	$170	61
1706 Lilac Mist	0.57mi	4/2.5	2,861 (-7%)	2mo	$315,000	$110	60
25518 Coronado Blf	0.27mi	4/3.5	3,462 (+13%)	5mo	$600,000	$173	58
1852 Lookout Frst	0.70mi	4/3.5	3,209 (+4%)	1mo	$530,000	$165	56
1807 Cambridge Blue	0.64mi	4/3.0	2,776 (-10%)	3mo	$320,000	$115	49
930 Dulce Vis	0.53mi	4/4.0	3,472 (+13%)	5mo	$685,000	$197	44

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-77,379
• Equity at exit: $55,914

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-88,681
• Equity at exit: $32,423

Cash invested: $105,000 (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 78260

• Home prices YoY: -20.1%
• Rents YoY: 3.0%
• Active inventory: 388
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$156
• HOA: −$132
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-261

Break-even live

Break-even rent $3,199

Max offer price $328,830

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26002 Meadowlark Bay San Antonio, TX	4.0	2.5	2642	$2,950	$1.12	17d	1	0.22mi
1014 Mineral Hls San Antonio, TX	4.0	3.5	2549	$2,750	$1.08	2d	1	0.28mi
1514 Mallard Hvn San Antonio, TX	3.0	3.0	3007	$2,900	$0.96	43d	1	0.36mi
25427 Bunker Dr San Antonio, TX	5.0	4.0	3842	$3,650	$0.95	11d	1	0.40mi
26123 Destiny Rdg Unit Labs San Antonio, TX	5.0	3.5	3074	$2,999	$0.98	11d	1	0.41mi
1619 Spice Spg San Antonio, TX	4.0	2.5	2336	$2,430	$1.04	3d	1	0.49mi
25803 Torch Lily San Antonio, TX	3.0	2.5	2403	$2,095	$0.87	12d	1	0.50mi
1507 Lookout Pt San Antonio, TX	4.0	3.0	3193	$2,800	$0.88	24d	1	0.61mi
1730 Twilight Blf San Antonio, TX	3.0	2.5	2403	$2,150	$0.89	4d	1	0.62mi
25610 Crimson Beauty San Antonio, TX	4.0	3.0	2740	$2,125	$0.78	2d	1	0.64mi
24922 Shinnecock Trl San Antonio, TX	4.0	2.0	2495	$2,900	$1.16	4d	1	0.70mi
25210 Battle Lk San Antonio, TX	3.0	2.5	2634	$2,650	$1.01	43d	1	0.74mi
714 Misty Water Ln San Antonio, TX	4.0	3.5	3004	$4,150	$1.38	43d	1	0.81mi
723 Sendera St San Antonio, TX	3.0	2.0	2401	$2,500	$1.04	4d	1	0.81mi
24919 Birdie Rdg San Antonio, TX	4.0	4.5	4364	$5,400	$1.24	4d	1	0.91mi
1215 Via Se Villa San Antonio, TX	5.0	4.0	3595	$5,000	$1.39	3d	1	0.99mi
26714 Sunstream Way San Antonio, TX	4.0	2.5	2454	$2,800	$1.14	22d	1	1.02mi
26144 Amber Sky San Antonio, TX	4.0	3.5	3744	$2,795	$0.75	43d	1	1.07mi
24345 Wilderness Oak San Antonio, TX	1.0–4.0	1.0–3.0	1623	$2,995	$1.85	4d	29	1.17mi
602 Trinity Mdw San Antonio, TX	4.0	2.5	2390	$2,500	$1.05	2d	1	1.41mi
24730 Chianti Way San Antonio, TX	5.0	3.5	3700	$4,500	$1.22	43d	1	1.41mi
24418 Canyon Row San Antonio, TX	4.0	3.5	3042	$2,995	$0.98	24d	1	1.43mi
27327 Lasso Bnd San Antonio, TX	4.0	3.0	2686	$2,100	$0.78	24d	1	1.46mi
23902 Alpine Ldg San Antonio, TX	5.0	3.5	3266	$3,350	$1.03	43d	1	1.47mi

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: waterpoolsecurity

Listing history 11 events

1. 2026-05-20
   historical Active Option
2. 2026-05-16
   listed $375,000 New
3. 2024-05-22
   historical $2,500
4. 2024-05-22
   historical
5. 2024-05-10
   listed $2,500
6. 2024-04-22
   listed $420,000 New
7. 2020-06-02
   soldstatus
8. 2020-06-01
   soldstatus Sold 631-char remark

   Show marketing remark (631 chars)

   This gated-community home at Canyon Springs Cove has it all! Many upgrades including NEW roof 2019, kitchen stove 2020, water softener 2018, water heater 2018 and more! OPEN floor plan with OFFICE, DINING and hardwood flooring on main level, including MASTER bedroom. ALL Secondary bedrooms up, all with walk-in closets and UPDATED BATH. 5th bedroom currently used as MEDIA ROOM. The OUTDOOR SHED is perfect for all the tools and toys. NEST thermostat. No City taxes! Acclaimed Comal ISD. Specht MS, Peiper Ranch MS and new HS coming 2021. Community amenities include lap pool, basketball court and more!Don't miss out on this gem!

9. 2020-04-18
   status Pending 631-char remark

   Show marketing remark (631 chars)

   This gated-community home at Canyon Springs Cove has it all! Many upgrades including NEW roof 2019, kitchen stove 2020, water softener 2018, water heater 2018 and more! OPEN floor plan with OFFICE, DINING and hardwood flooring on main level, including MASTER bedroom. ALL Secondary bedrooms up, all with walk-in closets and UPDATED BATH. 5th bedroom currently used as MEDIA ROOM. The OUTDOOR SHED is perfect for all the tools and toys. NEST thermostat. No City taxes! Acclaimed Comal ISD. Specht MS, Peiper Ranch MS and new HS coming 2021. Community amenities include lap pool, basketball court and more!Don't miss out on this gem!

10. 2020-04-11
    historical Active Option 631-char remark

    Show marketing remark (631 chars)

    This gated-community home at Canyon Springs Cove has it all! Many upgrades including NEW roof 2019, kitchen stove 2020, water softener 2018, water heater 2018 and more! OPEN floor plan with OFFICE, DINING and hardwood flooring on main level, including MASTER bedroom. ALL Secondary bedrooms up, all with walk-in closets and UPDATED BATH. 5th bedroom currently used as MEDIA ROOM. The OUTDOOR SHED is perfect for all the tools and toys. NEST thermostat. No City taxes! Acclaimed Comal ISD. Specht MS, Peiper Ranch MS and new HS coming 2021. Community amenities include lap pool, basketball court and more!Don't miss out on this gem!

11. 2020-04-09
    listed $295,000 New 631-char remark

    Show marketing remark (631 chars)

    This gated-community home at Canyon Springs Cove has it all! Many upgrades including NEW roof 2019, kitchen stove 2020, water softener 2018, water heater 2018 and more! OPEN floor plan with OFFICE, DINING and hardwood flooring on main level, including MASTER bedroom. ALL Secondary bedrooms up, all with walk-in closets and UPDATED BATH. 5th bedroom currently used as MEDIA ROOM. The OUTDOOR SHED is perfect for all the tools and toys. NEST thermostat. No City taxes! Acclaimed Comal ISD. Specht MS, Peiper Ranch MS and new HS coming 2021. Community amenities include lap pool, basketball court and more!Don't miss out on this gem!

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$3,592/yr (+$299/mo · 109.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $34,420
• − Mortgage interest: −$21,006
• − Property taxes: −$3,271
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − HOA: −$1,584
• − Depreciation: −$10,909
• Taxable loss: −$9,732
• Est. tax savings @ 24.0%: +$2,336
• After-tax cash flow: $-801/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: 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 — Timberwood Park

• Score: 66/100
• State rank: #607
• US rank: #11535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timberwood Park, TX
• County: Bexar County · 1,990,555 people
• City population: 37,389
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 38,023
• Household income: $154,590
• Rent vs Own: 13.1% rent · 86.9% own
• Severe rent burden: 347.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 49% Hispanic / Latino 35% Two or more races 21% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 27% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 15% · Canada, China, Guatemala
• Languages at home: 75% English-only · Spanish 17% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -60.42%
• Current HPI: 240.044
• Rent YoY: ▲ 3.01%
• 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

+27.1% since first listed

11 events — show timeline

• 2026-05-20 Contingent — LERA
• 2026-05-16 Listed $375,000 LERA
• 2024-05-22 Rental Removed $2,500 SABOR
• 2024-05-22 Listing Removed — LERA
• 2024-05-10 Listed for Rent $2,500 SABOR
• 2024-04-22 Listed $420,000 LERA
• 2020-06-02 Sold (Public Records) — Public Records
• 2020-06-01 Sold (MLS) — LERA
• 2020-04-18 Pending — LERA
• 2020-04-11 Contingent — LERA
• 2020-04-09 Listed $295,000 LERA

Property tax history

+5.9%/yr

Latest (2025): $3,271 · -54.9% YoY. Source: county tax records.