568 Slippery Rock · Cibolo, TX 78108

$220,000

4 bd · 2.5 ba · 1,916 sqft · SingleFamily public records · 31 Days on market

Built 2006 6,577 sqft lot Est $291k · 24% under $25/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +5.2/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

Key facts

• Oversized corner lot
• Custom island
• Open kitchen

Tags

• OVERSIZED CORNER LOT
• OPEN KITCHEN
• CUSTOM ISLAND
• WROUGHT IRON STAIR RAILING
• BUILT-IN AUDIO SYSTEM
• CUSTOM PINE BARN DOORS

Property features AI

Finance

• Other: Possession at closing/funding; Approved for short sale
• HOA & community: Mandatory HOA; HOA fee $300 annually; Association transfer fee $200; Neighborhood amenities include park/playground; Subdivision: Stonebrook (Stonebrook Phase #3)

Exterior

• Parking: 2-car garage
• Utilities: Water service: Cibolo; Sewer service: Cibolo; Electricity: GVEC; Garbage service: Cibolo
• Home design: Pre-owned single-family home; Approximately 20 years old
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio slab; Privacy fence; Mature trees; Corner lot; Street paved with curbs and sidewalks

Interior

• Kitchen: Island kitchen; Smooth cooktop; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan, and full bath; Bedroom 2 (12 x 10); Bedroom 3 (11 x 10); Bedroom 4 (10 x 10)
• Flooring: Carpeting; Ceramic tile; Wood flooring; Vinyl flooring
• Bathrooms: 2 full baths and 1 half bath; Master bath with separate tub and shower and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Living/dining room combination; Island kitchen; Loft; Utility room inside; All bedrooms on upper level; High ceilings; Laundry on upper level; Walk-in closets; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Laundry located on upper level; Utility room inside (7 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $17 ($205/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (2.7% below list).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.3% 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); 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 29% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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: 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 0.97% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $291,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Saddlehorn	0.26mi	4/2.5	1,971 (+3%)	2mo	$229,900	$117	81
204 Bridle	0.25mi	4/2.5	1,816 (-5%)	2mo	$250,000	$138	78
136 Gatewood Bay	0.46mi	3/2.5 (-1)	1,928 (+1%)	2mo	$154,900	$80	71
237 Hinge Chase	0.49mi	3/2.5 (-1)	1,928 (+1%)	4mo	$210,000	$109	68
233 Saddle Park	0.52mi	4/2.0	1,993 (+4%)	1mo	$329,990	$166	66
205 Rawhide Way	0.36mi	3/2.0 (-1)	1,796 (-6%)	2mo	$295,000	$164	64
120 Buckskin	0.42mi	3/2.0 (-1)	1,796 (-6%)	6mo	$275,000	$153	58
193 Corral Fence	0.69mi	4/2.0	1,848 (-4%)	3mo	$229,900	$124	58
152 Harness	0.39mi	3/2.0 (-1)	1,650 (-14%)	6mo	$259,000	$157	47
212 Anvil Pl	0.54mi	3/2.0 (-1)	1,665 (-13%)	5mo	$275,000	$165	42
340 Saddle Leaf	0.57mi	3/2.0 (-1)	1,650 (-14%)	4mo	$250,000	$152	40
424 Cactus Flower	0.68mi	3/2.0 (-1)	2,147 (+12%)	3mo	$319,900	$149	39

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: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,555
• Equity at exit: $69,105

10-year hold

• IRR: 4.3%
• Equity multiple: 1.49×
• Total profit: $30,044
• Equity at exit: $87,359

Cash invested: $61,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$404 /mo · $4,845/yr
• Insurance: −$92
• HOA: −$25
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $17

Break-even live

Break-even rent $2,119

Max offer price $220,000

Occupancy floor 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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 Saddle Back Trl Cibolo, TX	4.0	3.5	2597	$2,400	$0.92	2d	1	0.22mi
201 Canyon Vis Cibolo, TX	4.0	2.5	2396	$2,000	$0.83	44d	1	0.22mi
429 Prickly Pear Dr Cibolo, TX	4.0	2.5	1971	$2,100	$1.07	3d	1	0.26mi
229 Hereford St Cibolo, TX	3.0	2.0	1398	$1,750	$1.25	24d	1	0.31mi
201 Gatewood Fls Cibolo, TX	4.0	2.5	2245	$1,949	$0.87	24d	1	0.38mi
233 Rattlesnake Way Cibolo, TX	4.0	2.5	1816	$1,855	$1.02	24d	1	0.45mi
417 Cattle Run Cibolo, TX	4.0	2.5	2382	$2,095	$0.88	2d	1	0.47mi
417 Cattle Run Cibolo, TX	4.0	2.5	2382	$2,095	$0.88	13d	1	0.47mi
308 Rustic Trl Cibolo, TX	3.0	2.0	1863	$1,895	$1.02	24d	1	0.47mi
325 Longhorn Way Cibolo, TX	3.0	2.0	1650	$1,800	$1.09	3d	1	0.51mi
244 Heavenly Vw Cibolo, TX	3.0	2.0	1877	$1,950	$1.04	3d	1	0.51mi
332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	20d	1	0.52mi
332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	24d	1	0.52mi
330/332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	4d	1	0.52mi
321 Caleb Ct Cibolo, TX	3.0	2.0	1397	$1,695	$1.21	24d	1	0.53mi
320 Caleb Ct Unit 318 Schertz, TX	3.0	2.0	1397	$1,695	$1.21	24d	1	0.54mi
318 Caleb Ct Schertz, TX	3.0	2.0	1397	$1,695	$1.21	2d	1	0.55mi
124 Anvil Pl Cibolo, TX	3.0	2.0	1398	$1,700	$1.22	24d	1	0.59mi
420 Cactus Flower Cibolo, TX	3.0	2.0	1774	$1,900	$1.07	15d	1	0.67mi
220 Hinge Crk Cibolo, TX	3.0	2.0	2403	$2,100	$0.87	16d	1	0.73mi
315 Cibolo Cmns Cibolo, TX	1.0–3.0	1.0–2.0	1052	$2,086	$1.98	2d	22	0.73mi
513 Chelson Hunt Cibolo, TX	4.0	2.5	2453	$2,800	$1.14	24d	1	0.86mi
237 Hinsdale Run Cibolo, TX	3.0	2.5	2022	$2,200	$1.09	22d	1	0.99mi
313 Kayden Ct Marion, TX	4.0	2.0	1575	$2,037	$1.29	2d	1	0.99mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	20d	1	1.02mi
429 Payton Pl Santa Clara, TX	3.0	2.0	1266	$1,550	$1.22	24d	1	1.06mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	3d	1	1.08mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	24d	1	1.09mi
611 Overlook Rdg Cibolo, TX	5.0	2.5	2539	$2,600	$1.02	3d	1	1.12mi
2114 Monument HL Cibolo, TX	4.0	3.0	2378	$2,400	$1.01	16d	1	1.12mi
137 Niemietz Cv Cibolo, TX	4.0	2.5	2419	$2,200	$0.91	24d	1	1.18mi
132 Niemietz Cv Cibolo, TX	3.0	2.0	1596	$1,900	$1.19	24d	1	1.21mi
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	18d	1	1.29mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	18d	1	1.30mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	4d	1	1.34mi
568 Lilac Shls Cibolo, TX	4.0	2.0	1847	$2,200	$1.19	18d	1	1.35mi
528 Whispering Wl Cibolo, TX	3.0–5.0	2.0–3.5	2059	$2,342	$1.14	2d	3	1.39mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	4d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 29 events

1. 2026-06-18
   days on market $220,000 Active 31 DOM
2. 2026-06-17
   days on market $220,000 Active 30 DOM
3. 2026-06-16
   days on market $220,000 Active 29 DOM
4. 2026-06-15
   days on market $220,000 Active 28 DOM
5. 2026-06-13
   days on market $220,000 Active 26 DOM
6. 2026-06-13
   days on market $220,000 Active 25 DOM
7. 2026-06-09
   days on market $220,000 Active 22 DOM
8. 2026-06-08
   days on market $220,000 Active 21 DOM
9. 2026-06-07
   days on market $220,000 Active 20 DOM
10. 2026-06-04
    days on market $220,000 Active 17 DOM
11. 2026-06-03
    days on market $220,000 Active 16 DOM
12. 2026-06-02
    days on market $220,000 Active 15 DOM
13. 2026-06-01
    days on market $220,000 Active 14 DOM
14. 2026-05-31
    days on market $220,000 Active 13 DOM
15. 2026-05-18
    listed $220,000 New
16. 2026-01-31
    historical $1,995
17. 2025-11-19
    price $1,995
18. 2025-10-17
    price $2,050
19. 2025-09-17
    listed $2,100
20. 2023-02-06
    soldstatus
21. 2023-02-04
    historical 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

22. 2023-02-03
    soldstatus Sold 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

23. 2023-01-22
    status Pending 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

24. 2023-01-15
    historical Active Option 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

25. 2022-12-10
    price $299,000 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

26. 2022-10-26
    price $315,000 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

27. 2022-09-28
    listed $329,000 New 989-char remark

    Show marketing remark (989 chars)

    This is your chance! Recent price adjustment for country living within 25 minutes of San Antonio, 15 minutes to New Braunfels. This immaculate home sits on an oversized corner lot in peaceful Cibolo Texas. Brand new roof, carpet and paint. Backyard greenhouse with water connection is included! This 4 bedroom, 2.5 bath home is pristine inside and out. The style details of wrought iron stair railing, updated kitchen lighting and built in audio system add to the look and comfort of this darling home. The open kitchen with custom island and lots of natural light is the perfect way to start your day. Your master bedroom has been updated to include custom pine barn doors leading to an upgraded shower, soaking tub and expansive walk-in closet. Laundry room is on the same floor as all bedrooms for your convenience. The backyard was built for relaxation complete with privacy fence and covered porch with a built in ceiling fan. This home checks all the boxes! Schedule your tour today.

28. 2006-11-09
    soldstatus 363-char remark

    Show marketing remark (363 chars)

    Imagine Homes' 1919 sf Kennedy floorplan with 4 bedrooms, 2 1/2 baths, tech center among other great features. Located on a great corner homesite in the Stonebrook neighborhood in Cibolo. Energy Star and Build San Antonio Green certifications will save money on utility bills and provide added comfort. Call Nathan at 210-837-3002 for information and showings.

29. 2006-07-10
    listed $155,900 363-char remark

    Show marketing remark (363 chars)

    Imagine Homes' 1919 sf Kennedy floorplan with 4 bedrooms, 2 1/2 baths, tech center among other great features. Located on a great corner homesite in the Stonebrook neighborhood in Cibolo. Energy Star and Build San Antonio Green certifications will save money on utility bills and provide added comfort. Call Nathan at 210-837-3002 for information and showings.

ⓘ 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: $4,845 · $404/mo
• Projected year-2 tax: $4,845 · $404/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 ≥109°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: $25,688
• − Mortgage interest: −$12,323
• − Property taxes: −$4,845
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$300
• − Depreciation: −$6,400
• Taxable loss: −$3,390
• Est. tax savings @ 24.0%: +$814
• After-tax cash flow: $1,018/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 — 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 · 147,291 people
• City population: 49,784
• 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

+41.1% since first listed

15 events — show timeline

• 2026-05-18 Listed $220,000 LERA
• 2026-01-31 Rental Removed $1,995 SABOR
• 2025-11-19 Price Changed $1,995 SABOR
• 2025-10-17 Price Changed $2,050 SABOR
• 2025-09-17 Listed for Rent $2,100 SABOR
• 2023-02-06 Sold (Public Records) — Public Records
• 2023-02-04 Listing Removed — LERA
• 2023-02-03 Sold (MLS) — LERA
• 2023-01-22 Pending — LERA
• 2023-01-15 Contingent — LERA
• 2022-12-10 Price Changed $299,000 LERA
• 2022-10-26 Price Changed $315,000 LERA
• 2022-09-28 Listed $329,000 LERA
• 2006-11-09 Sold (MLS) — LERA
• 2006-07-10 Listed $155,900 LERA

Property tax history

+1.0%/yr

Latest (2026): $4,845 · +5.1% YoY. Source: county tax records.