306 Dietert Ln #103 · Canyon Lake, TX 78133

$200,000

3 bd · 3.5 ba · 1,384 sqft · SingleFamily · 184 Days on market

Built 1984 Good condition $145/sqft · 13% below area Est $229k · 13% under $325/mo HOA · 15% of rent

---

Why this score? — see what drove the C- 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 +13.6/30.0
• ARV discount +13.2/15.0
• 1% rule +5.9/10.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. As one side of a duplex, it can be sold separately, making it a flexible opportunity for homeowners or investors. The layout features two bedrooms, each with its own private bath, along with a half bath on the main level for guests. A one-car garage adds storage and parking convenience. Currently rented for $1,300/month, this property offers excellent investment potential. The HOA provides valuable amenities, including a pool, sports court, and lawn care, as well as water and trash services. Exterior maintenance is fully covered by the HOA, including the roof, which was replaced in 2022. This home is a versatile option that blends easy living with community perks.

Key facts

• Fully renovated
• One car garage
• Private bath

Tags

• FULLY RENOVATED
• PRIVATE BATH
• ONE CAR GARAGE
• ACCESS TO POOL
• SPORTS COURT
• WELL KEPT COMMON AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($129/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 2.3% in Canyon Lake — 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 67/100 on livability (#534 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools C-, 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.
• Market conditions: Rents soft (-1.2%/yr); 1014 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 184 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $29k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 7.7

CMA / ARV

• ARV (median comp): $229,000
• List price: $200,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Canyon Bnd	0.58mi	3/2.0	1,367 (-1%)	1mo	$285,000	$208	64
526 Eastview	0.43mi	3/2.0	1,450 (+5%)	3mo	$333,000	$230	63
712 Firefly Dr	0.58mi	3/2.0	1,314 (-5%)	2mo	$389,000	$296	56
800 Eastview	0.54mi	3/2.0	1,288 (-7%)	8mo	$289,900	$225	51
1016 Eastview Dr	0.66mi	3/2.0	1,370 (-1%)	15mo	$305,000	$223	49
764 Eastview Dr	0.53mi	3/2.0	1,296 (-6%)	13mo	$267,000	$206	48
1028 Eastview Dr	0.67mi	3/2.0	1,317 (-5%)	22mo	$299,500	$227	36
112 Sunrise Dr	0.57mi	2/2.0 (-1)	1,228 (-11%)	10mo	$125,000	$102	36
1158 Springwater	0.75mi	3/2.0	1,481 (+7%)	16mo	$329,000	$222	34
2024 Ronda Ct	0.74mi	2/2.5 (-1)	1,540 (+11%)	5mo	$369,000	$240	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.32×
• Total profit: $-37,863
• Equity at exit: $29,821

10-year hold

• IRR: -24.2%
• Equity multiple: 0.00×
• Total profit: $-55,771
• Equity at exit: $17,292

Cash invested: $56,000 (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 78133

• Home prices YoY: -33.8%
• Rents YoY: -1.2%
• Active inventory: 1014
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$325
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $11

Break-even live

Break-even rent $2,161

Max offer price $200,000

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $80	+0% $11	+5% $-58	+10% $-127
Rent	-10% $-161	-5% $-75	+0% $11	+5% $97	+10% $183
Rate	-1.0pp $111	-0.5pp $62	base $11	+0.5pp $-41	+1.0pp $-94

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Firefly Dr Unit 1365728P Canyon Lake, TX	3.0	2.0	1819	$4,127	$2.27	2d	1	0.70mi
1475 Bonnyview Dr Canyon Lake, TX	3.0	2.0	1320	$1,800	$1.36	24d	1	0.84mi
371 Cloud Top Unit 1351233P Canyon Lake, TX	2.0	2.0	957	$4,021	$4.20	17d	1	0.85mi
421 Watts Ln Canyon Lake, TX	2.0	2.5	1309	$1,450	$1.11	11d	1	0.94mi
421 Watts Ln Unit B4 Canyon Lake, TX	2.0	2.5	1309	$1,250	$0.95	24d	1	0.94mi
1618 Valley Frst Canyon Lake, TX	3.0	2.0	1317	$1,700	$1.29	44d	1	1.01mi
1618 Valley Frst Canyon Lake, TX	3.0	2.0	1317	$1,700	$1.29	18d	1	1.01mi
662 Hillclimb Canyon Lake, TX	3.0	1.5	1345	$1,950	$1.45	44d	1	1.29mi
461 Naked Indian Trl Unit 1351224P New Braunfels, TX	2.0	2.0	1829	$4,129	$2.26	3d	1	1.33mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: watertrashlandscapingexterior maint.pool

Listing history 21 events

1. 2026-06-18
   days on market $200,000 Active 184 DOM
2. 2026-06-17
   days on market $200,000 Active 183 DOM
3. 2026-06-16
   days on market $200,000 Active 182 DOM
4. 2026-06-15
   days on market $200,000 Active 181 DOM
5. 2026-06-13
   days on market $200,000 Active 179 DOM
6. 2026-06-09
   days on market $200,000 Active 175 DOM
7. 2026-06-08
   days on market $200,000 Active 174 DOM
8. 2026-06-07
   days on market $200,000 Active 173 DOM
9. 2026-06-04
   days on market $200,000 Active 170 DOM
10. 2026-06-03
    days on market $200,000 Active 169 DOM
11. 2026-06-02
    days on market $200,000 Active 168 DOM
12. 2026-06-02
    days on market $200,000 Active 167 DOM
13. 2026-05-31
    days on market $200,000 Active 166 DOM
14. 2026-03-03
    price $200,000 835-char remark

    Show marketing remark (835 chars)

    This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. As one side of a duplex, it can be sold separately, making it a flexible opportunity for homeowners or investors. The layout features two bedrooms, each with its own private bath, along with a half bath on the main level for guests. A one-car garage adds storage and parking convenience. Currently rented for $1,300/month, this property offers excellent investment potential. The HOA provides valuable amenities, including a pool, sports court, and lawn care, as well as water and trash services. Exterior maintenance is fully covered by the HOA, including the roof, which was replaced in 2022. This home is a versatile option that blends easy living with community perks.

15. 2026-03-02
    status Price Change 835-char remark

    Show marketing remark (835 chars)

    This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. As one side of a duplex, it can be sold separately, making it a flexible opportunity for homeowners or investors. The layout features two bedrooms, each with its own private bath, along with a half bath on the main level for guests. A one-car garage adds storage and parking convenience. Currently rented for $1,300/month, this property offers excellent investment potential. The HOA provides valuable amenities, including a pool, sports court, and lawn care, as well as water and trash services. Exterior maintenance is fully covered by the HOA, including the roof, which was replaced in 2022. This home is a versatile option that blends easy living with community perks.

16. 2025-12-16
    historical 835-char remark

    Show marketing remark (835 chars)

    This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. As one side of a duplex, it can be sold separately, making it a flexible opportunity for homeowners or investors. The layout features two bedrooms, each with its own private bath, along with a half bath on the main level for guests. A one-car garage adds storage and parking convenience. Currently rented for $1,300/month, this property offers excellent investment potential. The HOA provides valuable amenities, including a pool, sports court, and lawn care, as well as water and trash services. Exterior maintenance is fully covered by the HOA, including the roof, which was replaced in 2022. This home is a versatile option that blends easy living with community perks.

17. 2025-10-01
    listed $229,000 New 835-char remark

    Show marketing remark (835 chars)

    This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. As one side of a duplex, it can be sold separately, making it a flexible opportunity for homeowners or investors. The layout features two bedrooms, each with its own private bath, along with a half bath on the main level for guests. A one-car garage adds storage and parking convenience. Currently rented for $1,300/month, this property offers excellent investment potential. The HOA provides valuable amenities, including a pool, sports court, and lawn care, as well as water and trash services. Exterior maintenance is fully covered by the HOA, including the roof, which was replaced in 2022. This home is a versatile option that blends easy living with community perks.

18. 2018-08-31
    historical
19. 2018-04-09
    historical
20. 2018-04-09
    listed $124,900 Active
21. 2018-04-06
    listed $124,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,095
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − HOA: −$3,900
• − Depreciation: −$5,818
• Taxable loss: −$3,001
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $850/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated 2-bedroom, 2.5-bath home offers 1,168 sq. ft. of living space across two stories, providing comfort and convenience in a condo-style setting. The home is in good condition with minor repairs needed in the kitchen and some maintenance items to address. The highest-ROI updates would be to paint the interior walls, replace worn-out kitchen countertops and backsplash, and upgrade kitchen appliances.

Repairs flagged

• Minor kitchen countertops — Worn appearance suggests minor wear and tear.
• Minor kitchen backsplash — Visible signs of wear and tear.
• Minor kitchen appliances — No major issues, but some wear is visible.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace worn-out kitchen countertops and backsplash — New countertops and backsplash can significantly improve the home's resale and rental value.
• Both Upgrade kitchen appliances — Modern appliances can attract more buyers and renters, increasing the home's value.
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn appearance suggests minor wear and tear.	Minor	$500–3,000
kitchen backsplash · Visible signs of wear and tear.	Minor	$500–3,000
kitchen appliances · No major issues, but some wear is visible.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace worn-out kitchen countertops and backsplash — New countertops and backsplash can significantly improve the home's resale and rental value. ↑
• Both Upgrade kitchen appliances — Modern appliances can attract more buyers and renters, increasing the home's value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers and 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 — Canyon Lake

• Score: 67/100
• State rank: #534
• US rank: #10441

Category grades

Amenities F Commute F Cost of living A 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: Canyon Lake, TX
• County: Comal County · 206,262 people
• City population: 42,159
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,959
• Household income: $83,853
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 402.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -111.36%
• Current HPI: 218.4633
• Rent YoY: ▼ -1.20%
• 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

+60.1% since first listed

8 events — show timeline

• 2026-03-03 Price Changed $200,000 LERA
• 2026-03-02 Relisted — LERA
• 2025-12-16 Listing Removed — LERA
• 2025-10-01 Listed $229,000 LERA
• 2018-08-31 Listing Removed — CTXMLS
• 2018-04-09 Listing Removed — CTXMLS
• 2018-04-09 Listed $124,900 CTXMLS
• 2018-04-06 Listed $124,900 CTXMLS