2912 Redtip · Schertz, TX 78108

$249,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 80 Days on market

Built 2007 6,664 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 +8.0/30.0
• ARV discount +7.6/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

Key facts

• Community amenities
• Covered back patio
• Neighborhood pool

Tags

• OPEN-CONCEPT LAYOUT
• COVERED BACK PATIO
• COMMUNITY AMENITIES
• NEIGHBORHOOD POOL

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; Annual HOA fee of $396; Association transfer fee of $350; Community: RIATA (amenities include pool, park/playground, jogging and bike trails)

Exterior

• Parking: 2-car garage
• Utilities: Water provided by Schertz; Sewer provided by Schertz; Electricity provided by CPS
• Home design: Pre-owned single-family home; Approximately 19 years old; Brick and cement fiber exterior; Slab foundation; Composition roof
• Construction: Built by Continental Homes of TX
• Exterior features: Pool access in community; Park/playground nearby; Jogging and bike trails

Interior

• Kitchen: Island kitchen; Breakfast bar; Microwave oven; Stove/Range; Dishwasher; Walk-in pantry
• Bedrooms: Master bedroom (15 x 12) with walk-in closet and full bath; Bedroom 2 (11 x 11); Bedroom 3 (11 x 11)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower (9 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Separate dining room; Island kitchen with breakfast bar; Walk-in pantry; Ground level with no steps; All bedrooms on the same floor; All window coverings remain; Smoke alarm; Gas water heater; Disposal
• Laundry & utility: Laundry room on main level; Washer connection; Dryer connection; Utility room (8 x 5)

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 $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (19.4% below list).
• Recommended offer: $201k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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); Byron P Steele Ii H S (math 68% / reading 66%, grade B, #163 of 1,632 statewide, top 11%, 2,716 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• 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 80 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $40k (14%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,419 (19.4% 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 80 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $250,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Fountain Gate	0.13mi	3/2.0	1,581 (-0%)	1mo	$250,000	$158	93
720 Fountain Gate	0.11mi	3/2.0	1,581 (-0%)	4mo	$244,000	$154	92
760 Fountain Gate	0.21mi	3/2.0	1,581 (-0%)	1mo	$249,000	$157	89
2817 Cheney Rd	0.19mi	3/2.0	1,628 (+3%)	1mo	$270,000	$166	86
725 Fountain Gate	0.14mi	3/2.0	1,581 (-0%)	13mo	$249,900	$158	82
2629 War Admiral	0.50mi	3/2.0	1,599 (+1%)	7mo	$230,000	$144	69
2617 Crusader	0.33mi	3/2.0	1,745 (+10%)	2mo	$269,900	$155	66
4910 Cherry Tree	0.66mi	3/2.0	1,474 (-7%)	2mo	$234,900	$159	56
5009 Whisper	0.74mi	3/2.0	1,558 (-2%)	10mo	$264,000	$169	54
2713 Sterling	0.37mi	3/2.0	1,765 (+11%)	14mo	$279,900	$159	52
2704 Sterling Way	0.37mi	3/2.0	1,765 (+11%)	14mo	$279,900	$159	52
5010 Brookhead	0.71mi	3/2.0	1,492 (-6%)	12mo	$220,000	$147	48

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: -5.6%
• Equity multiple: 0.73×
• Total profit: $-19,113
• Equity at exit: $78,496

10-year hold

• IRR: -0.3%
• Equity multiple: 0.96×
• Total profit: $-2,754
• Equity at exit: $99,232

Cash invested: $69,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$400 /mo · $4,797/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-256

Break-even live

Break-even rent $2,338

Max offer price $204,646

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-185	+0% $-256	+5% $-327	+10% $-398
Rent	-10% $-415	-5% $-336	+0% $-256	+5% $-177	+10% $-97
Rate	-1.0pp $-130	-0.5pp $-193	base $-256	+0.5pp $-321	+1.0pp $-387

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: $62,475
• Closing costs: $7,497
• 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	0.67mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	24d	1	0.75mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	3d	1	1.02mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	5d	1	1.11mi
18508 Ripps Kreusler Schertz, TX	1.0–3.0	1.0–2.5	1061	$2,499	$2.36	2d	55	1.17mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	24d	1	1.19mi
5745 Maxfli Dr Schertz, TX	3.0	2.0	1214	$1,600	$1.32	18d	1	1.26mi
204 N Willow Way Cibolo, TX	3.0	2.0	1724	$1,750	$1.02	5d	1	1.39mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	24d	1	1.41mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	24d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterpool

Listing history 24 events

1. 2026-06-18
   days on market $249,900 Active 80 DOM
2. 2026-06-17
   days on market $249,900 Active 79 DOM
3. 2026-06-16
   days on market $249,900 Active 78 DOM
4. 2026-06-13
   days on market $249,900 Active 75 DOM
5. 2026-06-13
   days on market $249,900 Active 74 DOM
6. 2026-06-09
   days on market $249,900 Active 71 DOM
7. 2026-06-08
   days on market $249,900 Active 70 DOM
8. 2026-06-07
   days on market $249,900 Active 69 DOM
9. 2026-06-04
   days on market $249,900 Active 66 DOM
10. 2026-06-03
    days on market $249,900 Active 65 DOM
11. 2026-06-02
    days on market $249,900 Active 64 DOM
12. 2026-06-01
    statusdays on market $249,900 Active 63 DOM
13. 2026-05-31
    days on market $249,900 Price Change 62 DOM
14. 2026-05-22
    price $249,900
15. 2026-05-21
    price $259,900
16. 2026-04-26
    price $279,900
17. 2026-03-30
    listed $289,900 New
18. 2020-10-19
    soldstatus
19. 2020-10-16
    soldstatus Sold 484-char remark

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

20. 2020-09-27
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

21. 2020-09-20
    status Pending

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

22. 2020-09-20
    historical Active Option 484-char remark

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

23. 2020-09-16
    listed $219,900 New 484-char remark

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

24. 2020-09-16
    listed $219,900 Active

    Show marketing remark (484 chars)

    Don't miss out on this well-maintained 3 bedroom, 2 full bath home in a great community with easy access to I35. You'll enjoy family time with the open floor plan and evening BBQs on the covered back patio, or playing with the kids in the community pool. New AC compressor, capacitor and new water heater! This could be a great starter home or an investment property for the right buyer. Walking distance to Sippel Elementary School. PLEASE WEAR MASKS AND GLOVES WHEN INSIDE THE HOME.

ⓘ 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: $4,797 · $400/mo
• Projected year-2 tax: $4,797 · $400/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: $24,170
• − Mortgage interest: −$13,998
• − Property taxes: −$4,797
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$396
• − Depreciation: −$7,270
• Taxable loss: −$7,408
• Est. tax savings @ 24.0%: +$1,778
• After-tax cash flow: $-1,296/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

+13.6% since first listed

11 events — show timeline

• 2026-05-22 Price Changed $249,900 LERA
• 2026-05-21 Price Changed $259,900 LERA
• 2026-04-26 Price Changed $279,900 LERA
• 2026-03-30 Listed $289,900 LERA
• 2020-10-19 Sold (Public Records) — Public Records
• 2020-10-16 Sold (MLS) — LERA
• 2020-09-27 Pending — LERA
• 2020-09-20 Pending — CTXMLS
• 2020-09-20 Contingent — LERA
• 2020-09-16 Listed $219,900 LERA
• 2020-09-16 Listed $219,900 CTXMLS

Property tax history

+1.1%/yr

Latest (2026): $4,797 · -10.8% YoY. Source: county tax records.