5007 San Bernard · Cibolo, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 109°F)
- 6 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +11.6/15.0
- Cash flow +8.0/30.0
- Appreciation +5.2/10.0
- Schools +5.1/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Rent growth +3.1/5.0
- 1% rule +2.9/10.0
- DSCR +2.1/10.0
$257,499
5007 San Bernard · Cibolo, TX 78108
3 bd · 2.0 ba · 1,634 sqft · SingleFamily
· 101 Days on market
Built 2026
4,791 sqft lot
2-car garage
$158/sqft
· 9% below area
Est $283k · 9% under
$92/mo HOA · 5% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.
Key facts
- Luxe owner's suite
- Walk-in closet
- Covered patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $257k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $220k (14.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.7% below list).
- Recommended offer: $204k (20.7% below list) — sets the bar for 1% rule.
- Cap rate 5.1% vs local median 3.2% in Cibolo — 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 72/100 on livability (#261 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Cibolo Valley El (math 36% / reading 46%, grade F, #1,462 of 4,322 statewide, top 34%, 761 students, 33% FRL); Dobie J H (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 1,347 students, 31% 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); 1171 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 101 days — a 9% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$204,227
(20.7% below list)
Questions for the listing agent
- 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?
- It's been on market 101 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.79% ✗
- Cap rate
- 5.09%
- Cash-on-cash
- -4.30%
- DSCR
- 0.81
- GRM
- 10.5
CMA / ARV
- ARV (median comp)
- $283,499
- List price
- $257,499
- Delta
- -9.17%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 5007 San Bernard | 0.00mi | 3/2.0 | 1,634 (0%) | 0mo | $257,499 | $158 | 100 |
| 640 Sumpter Banks | 0.00mi | 3/2.0 | 1,650 (+1%) | 5mo | $325,500 | $197 | 94 |
| 627 Sumpter Banks | 0.00mi | 3/2.0 | 1,650 (+1%) | 6mo | $325,500 | $197 | 93 |
| 132 Sleepy Vlg | 0.30mi | 3/2.0 | 1,576 (-4%) | 2mo | $289,999 | $184 | 79 |
| 636 Sumpter Banks | 0.00mi | 3/2.0 | 1,442 (-12%) | 5mo | $313,500 | $217 | 76 |
| 651 Sumpter Banks | 0.00mi | 3/2.0 | 1,442 (-12%) | 6mo | $311,500 | $216 | 76 |
| 408 Steele Hbr | 0.25mi | 3/2.0 | 1,442 (-12%) | 2mo | $356,500 | $247 | 67 |
| 572 Lilac Shls | 0.26mi | 4/2.0 (+1) | 1,796 (+10%) | 2mo | $349,999 | $195 | 65 |
| 165 Corral Fence | 0.62mi | 4/2.0 (+1) | 1,675 (+2%) | 1mo | $235,900 | $141 | 61 |
| 212 Anvil Pl | 0.72mi | 3/2.0 | 1,665 (+2%) | 8mo | $275,000 | $165 | 57 |
| 129 Rattlesnake Way | 0.69mi | 4/2.0 (+1) | 1,848 (+13%) | 0mo | $244,900 | $133 | 40 |
| 193 Corral Fence | 0.69mi | 4/2.0 (+1) | 1,848 (+13%) | 6mo | $229,900 | $124 | 36 |
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
- -5.5%
- Equity multiple
- 0.73×
- Total profit
- $-19,324
- Equity at exit
- $80,883
10-year hold
- IRR
- -0.3%
- Equity multiple
- 0.97×
- Total profit
- $-2,040
- Equity at exit
- $102,249
Cash invested: $72,100 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 48 active · 35 under contract
- Months of supply
- 7.4 mo (14%/mo absorbed)
- Median asking
- $337,450 ($187/sqft)
- Median days on market
- 79 d
- This list price
- 15% of active listings are priced below it
- ARV vs active asking
- -7.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78108
- Home prices YoY
- 0.3%
- Rents YoY
- 2.4%
- Active inventory
- 1171
- Price-to-rent
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,042 high interval (Pro) →
- Mortgage (P&I)
- −$1,350
- Tax est. 1.5%
- −$322 /mo · $3,862/yr
- Insurance
- −$107
- HOA
- −$92
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$429
- Net cashflow
- $-258
Break-even live
Break-even rent
$2,369
Max offer price
$220,148
Occupancy floor
—
Sensitivity live
| Price | -10% $-80 | -5% $-169 | +0% $-258 | +5% $-347 | +10% $-436 |
|---|---|---|---|---|---|
| Rent | -10% $-419 | -5% $-339 | +0% $-258 | +5% $-177 | +10% $-97 |
| Rate | -1.0pp $-128 | -0.5pp $-193 | base $-258 | +0.5pp $-325 | +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
- $64,375
- Closing costs
- $7,725
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 118 Chisel Pt Cibolo, TX | 4.0 | 2.0 | 1848 | $2,375 | $1.29 | 88d | 1 | 0.06mi |
| 544 Lilac Shls Cibolo, TX | 3.0 | 2.0 | 2047 | $2,350 | $1.15 | 63d | 1 | 0.19mi |
| 568 Lilac Shls Cibolo, TX | 4.0 | 2.0 | 1847 | $1,950 | $1.06 | 77d | 1 | 0.26mi |
| 781 Rushing Banks Cibolo, TX | 4.0 | 2.0 | 1796 | $2,095 | $1.17 | 24d | 1 | 0.26mi |
| 731 Overlook Rdg Cibolo, TX | 3.0 | 2.0 | 1650 | $1,895 | $1.15 | 10d | 1 | 0.29mi |
| 120 Clapboard Run Cibolo, TX | 4.0 | 2.0 | 1677 | $1,750 | $1.04 | 0d | 1 | 0.30mi |
| 913 Rolling Riv Cibolo, TX | 3.0 | 2.5 | 2241 | $2,250 | $1.00 | 56d | 1 | 0.35mi |
| 528 Whispering Wl Cibolo, TX | 3.0–5.0 | 2.0–3.5 | 2059 | $2,012 | $0.98 | 0d | 3 | 0.38mi |
| 204 Steele Way Cibolo, TX | 4.0 | 2.0 | 1901 | $2,150 | $1.13 | 43d | 1 | 0.40mi |
| 105 Corral Fence Cibolo, TX | 3.0 | 2.5 | 1723 | $1,997 | $1.16 | 4d | 1 | 0.47mi |
| 304 Cattle Run Cibolo, TX | 3.0 | 2.0 | 1375 | $1,775 | $1.29 | 76d | 1 | 0.56mi |
| 325 Longhorn Way Cibolo, TX | 3.0 | 2.0 | 1650 | $1,800 | $1.09 | 98d | 1 | 0.60mi |
| 337 Longhorn Way Cibolo, TX | 3.0 | 2.5 | 1714 | $1,999 | $1.17 | 24d | 1 | 0.62mi |
| 116 Lone Star Way Cibolo, TX | 3.0 | 2.0 | 1350 | $1,700 | $1.26 | 94d | 1 | 0.63mi |
| 176 Corral Fence Cibolo, TX | 4.0 | 2.0 | 1848 | $1,897 | $1.03 | 67d | 1 | 0.64mi |
| 176 Corral Fence Cibolo, TX | 4.0 | 2.0 | 1848 | $1,897 | $1.03 | 24d | 1 | 0.64mi |
| 124 Anvil Pl Cibolo, TX | 3.0 | 2.0 | 1398 | $1,700 | $1.22 | 119d | 1 | 0.69mi |
| 315 Cibolo Cmns Cibolo, TX | 1.0–3.0 | 1.0–2.0 | 1052 | $2,151 | $2.04 | 0d | 22 | 0.69mi |
| 129 Buckskin Way Cibolo, TX | 3.0 | 2.0 | 1565 | $1,950 | $1.25 | 4d | 1 | 0.70mi |
| 132 Niemietz Cv Cibolo, TX | 3.0 | 2.0 | 1596 | $1,900 | $1.19 | 119d | 1 | 0.70mi |
| 125 Clinton Rd Cibolo, TX | 3.0 | 2.0 | 1152 | $1,285 | $1.12 | 56d | 3 | 0.74mi |
| 224 Lieck Cv Cibolo, TX | 4.0 | 2.0 | 2033 | $2,080 | $1.02 | 0d | 1 | 0.77mi |
| 209 Rawhide Way Cibolo, TX | 3.0 | 3.5 | 1565 | $2,000 | $1.28 | 40d | 1 | 0.77mi |
| 209 Rawhide Way Cibolo, TX | 3.0 | 2.0 | 1565 | $2,000 | $1.28 | 10d | 1 | 0.77mi |
| 233 Rattlesnake Way Cibolo, TX | 4.0 | 2.5 | 1816 | $1,855 | $1.02 | 119d | 1 | 0.81mi |
| 429 Prickly Pear Dr Cibolo, TX | 4.0 | 2.5 | 1971 | $2,100 | $1.07 | 98d | 1 | 0.85mi |
| 229 Hereford St Cibolo, TX | 3.0 | 2.0 | 1398 | $1,750 | $1.25 | 119d | 1 | 0.86mi |
| 441 Prickly Pear Dr Cibolo, TX | 3.0 | 2.0 | 1602 | $1,700 | $1.06 | 24d | 1 | 0.86mi |
| 101 Santa Clara St Cibolo, TX | 3.0 | 2.0 | 1740 | $1,750 | $1.01 | 108d | 1 | 0.87mi |
| 117 Joseph Cir Schertz, TX | 3.0 | 2.5 | 1609 | $1,695 | $1.05 | 24d | 1 | 0.97mi |
| 119 Joseph Cir Cibolo, TX | 3.0 | 2.5 | 2208 | $1,695 | $0.77 | 7d | 1 | 0.97mi |
| 119 Joseph Cir Cibolo, TX | 3.0 | 2.5 | 1609 | $1,695 | $1.05 | 24d | 1 | 0.97mi |
| 433 Stonebrook Dr Cibolo, TX | 3.0 | 2.0 | 1695 | $1,775 | $1.05 | 60d | 1 | 1.02mi |
| 433 Stonebrook Dr Cibolo, TX | 3.0 | 2.0 | 1695 | $1,775 | $1.05 | 40d | 1 | 1.02mi |
| 213 Bee Aly Unit C Cibolo, TX | 3.0 | 1.0 | 1089 | $1,200 | $1.10 | 43d | 1 | 1.03mi |
| 237 Hinsdale Run Cibolo, TX | 3.0 | 2.5 | 2022 | $2,200 | $1.09 | 117d | 1 | 1.03mi |
| 321 Caleb Ct Cibolo, TX | 3.0 | 2.0 | 1397 | $1,695 | $1.21 | 119d | 1 | 1.08mi |
| 561 Slippery Rock Cibolo, TX | 3.0 | 2.0 | 1714 | $1,825 | $1.06 | 10d | 1 | 1.09mi |
| 516 Stonebrook Dr Cibolo, TX | 3.0 | 2.0 | 1741 | $1,850 | $1.06 | 60d | 1 | 1.10mi |
| 516 Stonebrook Dr Cibolo, TX | 3.0 | 2.0 | 1741 | $1,850 | $1.06 | 58d | 1 | 1.10mi |
Property features AI
Finance
- Financial info
- Down payment resources available
- HOA & community
- Mandatory HOAHOA fee $275 quarterlyAssociation transfer fee $450
Exterior
- Parking
- Detached 2-car garage
- Utilities
- Water supplied by GVSUDSewer supplied by GVSUDGas supplied by CenterPointElectricity supplied by GVECGarbage service by FrontierWater and sewer system connections
- Home design
- New construction by Lennar
- Construction
- Composition roofSlab foundationNew build
- Exterior features
- Pool (community)Park/playground (community)Other community amenities (see remarks)Brick, siding, and cement fiber exterior
Interior
- Kitchen
- Stove/RangeDishwasher16 x 11 kitchen
- Bedrooms
- Master bedroom on lower level with walk-in closet and full bathSecond bedroom approx. 10 x 12Third bedroom approx. 11 x 12Master bedroom approx. 12 x 14
- Flooring
- CarpetingVinyl flooring
- Bathrooms
- Two full bathroomsMaster bath with shower only and double vanity
- Heating & cooling
- Central heatingElectric and natural gas heatingCentral air conditioning
- Interior features
- Open floor planBreakfast barUtility room insideLaundry room on main levelWalk-in closets1 living areaAll bedrooms downstairs
- Laundry & utility
- Washer connectionDryer connectionLaundry on main level
Listing history 50 events
-
2026-09-21days on market $257,499 Active 101 DOM
-
2026-09-20days on market $257,499 Active 100 DOM
-
2026-09-19days on market $257,499 Active 99 DOM
-
2026-09-18days on market $257,499 Active 98 DOM
-
2026-09-17days on market $257,499 Active 97 DOM
-
2026-09-16days on market $257,499 Active 96 DOM
-
2026-09-15days on market $257,499 Active 95 DOM
-
2026-09-14days on market $257,499 Active 94 DOM
-
2026-09-13days on market $257,499 Active 93 DOM
-
2026-09-12days on market $257,499 Active 92 DOM
-
2026-09-11days on market $257,499 Active 91 DOM
-
2026-09-05days on market $257,499 Active 85 DOM
-
2026-09-04days on market $257,499 Active 84 DOM
-
2026-09-03days on market $257,499 Active 83 DOM
-
2026-08-31days on market $257,499 Active 80 DOM
-
2026-08-30days on market $257,499 Active 79 DOM
-
2026-08-29days on market $257,499 Active 78 DOM
-
2026-08-28days on market $257,499 Active 77 DOM
-
2026-08-27days on market $257,499 Active 76 DOM
-
2026-08-26days on market $257,499 Active 75 DOM
-
2026-08-25days on market $257,499 Active 74 DOM
-
2026-08-24days on market $257,499 Active 73 DOM
-
2026-08-23days on market $257,499 Active 72 DOM
-
2026-08-22days on market $257,499 Active 71 DOM
-
2026-08-21days on market $257,499 Active 70 DOM
-
2026-08-20days on market $257,499 Active 69 DOM
-
2026-08-19days on market $257,499 Active 68 DOM
-
2026-08-18days on market $257,499 Active 67 DOM
-
2026-08-17days on market $257,499 Active 66 DOM
-
2026-08-16days on market $257,499 Active 65 DOM
-
2026-08-15days on market $257,499 Active 64 DOM
-
2026-08-14days on market $257,499 Active 63 DOM
-
2026-08-13days on market $257,499 Active 62 DOM
-
2026-08-11days on market $257,499 Active 60 DOM
-
2026-08-10days on market $257,499 Active 59 DOM
-
2026-08-09days on market $257,499 Active 58 DOM
-
2026-08-08days on market $257,499 Active 57 DOM
-
2026-08-06days on market $257,499 Active 55 DOM
-
2026-08-05days on market $257,499 Active 54 DOM
-
2026-08-04days on market $257,499 Active 53 DOM
-
2026-08-03days on market $257,499 Active 52 DOM
-
2026-07-31days on market $257,499 Active 49 DOM
-
2026-07-30days on market $257,499 Active 47 DOM
-
2026-07-28days on market $257,499 Active 46 DOM
-
2026-07-26days on market $257,499 Active 44 DOM
-
2026-07-24days on market $257,499 Active 42 DOM
-
2026-07-23days on market $257,499 Active 41 DOM
-
2026-07-22days on market $257,499 Active 40 DOM
-
2026-07-21days on market $257,499 Active 39 DOM
-
2026-07-20days on market $257,499 Active 38 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 6 d/yr ≥109°F today · 17 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,507
- − Mortgage interest
- −$14,424
- − Property taxes
- −$3,862
- − Insurance
- −$1,287
- − Repairs & maintenance
- −$1,961
- − Management
- −$1,961
- − HOA
- −$1,104
- − Depreciation
- −$7,491
- Taxable loss
- −$7,583
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,820
- After-tax cash flow
- $-1,278/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 · 22 photos
80/100
Cosmetic rehab
Est. rehab $8,170–$24,510 screening
This single-level home offers a good condition with a modern and open-concept floor plan. It has potential for further value increases through minor updates and improvements.
Value-add opportunities
- Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
- Both Replace kitchen countertops — Modern countertops can enhance both the resale and rental value ↑
- Both Add smart home features — Smart home features can increase both the resale and rental value by making the home more appealing to potential buyers and renters ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
Cibolo Valley El
F
TX #1,462/4,322
Nat'l #19,009/41,679
Middle
Barbara Jordan Int
D+
TX #470/1,662
Nat'l #4,522/14,009
High
Byron P Steele Ii H S
B
TX #163/1,632
Nat'l #2,514/17,239
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
B
Composite livability gradescore 72/100
Livability — Cibolo
- Score
- 72/100
- State rank
- #261
- US rank
- #6177
Category grades
Amenities F
Commute F
Cost of living B+
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
- Cibolo, TX
- County
- Guadalupe County · 196,854 people
- City population
- 49,784
- Metro
- San Antonio-New Braunfels, TX
- Population (ZIP)
- 49,784
- Household income
- $113,004
- Rent vs Own
- Severe rent burden
- 18% of renters
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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+0.8% since first listed18 events — show timeline
- 2026-06-26 Price Changed $257,499 LERA
- 2026-06-25 Price Changed $256,999 LERA
- 2026-06-25 Price Changed $256,999 Zillow
- 2026-06-23 Price Changed $257,999 LERA
- 2026-06-22 Price Changed $257,999 Zillow
- 2026-06-20 Price Changed $257,499 Zillow
- 2026-06-20 Price Changed $256,499 LERA
- 2026-06-19 Price Changed $256,499 Zillow
- 2026-06-16 Price Changed $255,999 LERA
- 2026-06-13 Price Changed $255,999 Zillow
- 2026-06-12 Price Changed $255,499 Zillow
- 2026-06-12 Listed $255,499 LERA
- 2026-06-11 Price Changed $253,499 Zillow
- 2026-06-11 Price Changed $252,999 Zillow
- 2026-06-10 Price Changed $253,499 Zillow
- 2026-06-02 Price Changed $252,999 Zillow
- 2026-05-30 Price Changed $254,499 Zillow
- 2026-05-26 Listed $255,499 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…