3428 Whisper Blf · Schertz, TX 78108

$205,000

4 bd · 2.5 ba · 2,963 sqft · SingleFamily public records · 73 Days on market

Built 2004 5,488 sqft lot Est $403k · 49% under $7/mo HOA

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Why this score? — see what drove the B 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 +21.8/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.0/10.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

"Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

Key facts

• Convenient island
• Large upstairs loft
• 5,488 sq ft lot

Tags

• DETACHED BACKYARD SHED
• TWO GENEROUS LIVING AREAS
• LARGE UPSTAIRS LOFT
• ABUNDANT CABINET SPACE
• CONVENIENT ISLAND
• WALKING DISTANCE TO SPLASH PAD

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $80 annually; Association transfer fee $275; Subdivision amenities include park/playground; Subdivision: Whisper Meadows / Whisper Meadows @ Northcliffe

Exterior

• Parking: 2-car garage
• Security: Pre-wired for security; Smoke alarm
• Utilities: Water: City of Sche; Sewer: City of Sche; Gas supplier: Centerpoint; Water and sewer system available; Electric water heater
• Home design: Pre-owned single-family property; Approximate age: 22 years; All bedrooms located on upper level
• Construction: Stone/rock and cement fiber exterior; Slab foundation; Composition roof
• Exterior features: Covered patio; Privacy fence; Double-pane windows; Storage building/shed; Gutters; Mature trees

Interior

• Kitchen: Eat-in kitchen with island; Stove/Range; Refrigerator; Dishwasher; Disposal; Custom cabinets; Walk-in pantry
• Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan, and full bath; Bedroom 2: 12 x 12; Bedroom 3: 12 x 12; Bedroom 4: 13 x 13; Master bedroom dimensions: 15 x 20
• Flooring: Carpeting; Laminate flooring
• Bathrooms: 3 total bathrooms (2 full, 1 half); Master bath with separate tub and shower, double vanity, and garden tub; Master bath dimensions: 13 x 12
• Heating & cooling: Central heating (Natural Gas); One central air conditioning unit
• Interior features: Ceiling fans; Washer and dryer included; Washer and dryer connections; Disposal; Ice maker connection; Water softener (owned); Vent fan; Smoke alarm; Pre-wired for security; Electric water heater; Custom cabinets; City garbage service; Two living areas; Separate dining room; Eat-in kitchen with island; Walk-in pantry; Game room; Media room; Utility room inside; All bedrooms on upper level; High ceilings; Open floor plan; Cable TV available; High speed internet; Main-level laundry room; Walk-in closets
• Laundry & utility: Washer and dryer included; Washer and dryer connections; Laundry room on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Schertz El (math 25% / reading 31%, grade F, #2,740 of 4,322 statewide, top 64%, 671 students, 67% 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 average 46% FRL vs 27% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 763 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of equity ($1k loan paydown + $964 appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 2.4% rent growth), your $57k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $21k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.24% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $402,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3941 Cherry Tree	0.22mi	4/2.5	2,734 (-8%)	2mo	$299,000	$109	75
308 Landmark Way	0.62mi	4/2.5	3,105 (+5%)	2mo	$349,999	$113	61
865 Silver Fox	0.56mi	4/3.5	3,113 (+5%)	3mo	$580,000	$186	58
909 Kauri Clfs	0.44mi	5/3.5 (+1)	2,778 (-6%)	4mo	$420,000	$151	57
524 Landmark Oak	0.54mi	3/2.5 (-1)	2,744 (-7%)	3mo	$310,000	$113	55
3324 Sherwin Dr	0.59mi	4/2.5	2,690 (-9%)	4mo	$299,000	$111	54
2308 Carson Cv	0.74mi	4/3.0	2,822 (-5%)	3mo	$574,990	$204	53
945 Foxbrook	0.57mi	4/3.5	3,232 (+9%)	3mo	$440,000	$136	52
129 Landmark Hvn	0.68mi	3/2.5 (-1)	2,754 (-7%)	3mo	$350,000	$127	49
217 Landmark Hvn	0.68mi	4/3.0	2,652 (-10%)	2mo	$365,000	$138	48
917 Miraflores	0.63mi	3/3.5 (-1)	2,770 (-6%)	5mo	$429,900	$155	47
3100 Golf Tree	0.62mi	5/4.0 (+1)	3,352 (+13%)	6mo	$420,000	$125	33

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: 6.3%
• Equity multiple: 1.31×
• Total profit: $17,572
• Equity at exit: $64,393

10-year hold

• IRR: 10.5%
• Equity multiple: 2.19×
• Total profit: $68,417
• Equity at exit: $81,403

Cash invested: $57,400 (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: 763
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$521 /mo · $6,253/yr
• Insurance: −$85
• HOA: −$7
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $318

Break-even live

Break-even rent $2,137

Max offer price $205,000

Occupancy floor 82%

Sensitivity live

Price	-10% $434	-5% $376	+0% $318	+5% $260	+10% $202
Rent	-10% $117	-5% $218	+0% $318	+5% $418	+10% $519
Rate	-1.0pp $421	-0.5pp $370	base $318	+0.5pp $265	+1.0pp $211

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 Whisper Hvn Schertz, TX	4.0	2.5	3109	$2,900	$0.93	25d	1	0.08mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3107	$2,599	$0.84	25d	1	0.11mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3109	$2,599	$0.84	5d	1	0.11mi
5744 Columbia Dr Cibolo, TX	3.0	2.5	2405	$2,029	$0.84	25d	1	0.35mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	25d	1	0.52mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	5d	1	0.55mi
3410 Sherwin Dr Schertz, TX	3.0	2.5	2329	$1,850	$0.79	4d	1	0.58mi
3120 Half Moon Dr Schertz, TX	4.0	3.0	3352	$2,485	$0.74	20d	1	0.64mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	25d	1	0.67mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	5d	1	0.76mi
3438 Columbia Dr Cibolo, TX	3.0	2.5	2312	$1,970	$0.85	44d	1	0.86mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	25d	1	0.89mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	25d	1	0.90mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	21d	1	0.94mi
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	44d	1	0.95mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	25d	1	0.95mi
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	18d	1	0.99mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	18d	1	1.00mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	5d	1	1.09mi
724 Saddle Cyn Cibolo, TX	4.0	3.5	3167	$2,600	$0.82	18d	1	1.11mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	25d	1	1.14mi
228 Dove Hl Cibolo, TX	5.0	3.5	3228	$2,950	$0.91	4d	1	1.19mi
2909 Ashwood Rd Schertz, TX	5.0	3.5	2715	$2,250	$0.83	5d	1	1.22mi
2805 Cheney Rd Unit NA Schertz, TX	4.0	3.5	2833	$2,800	$0.99	2d	1	1.25mi
6661 Bowie Cv Schertz, TX	3.0	3.0	2398	$2,195	$0.92	13d	1	1.31mi
220 Hinge Crk Cibolo, TX	3.0	2.0	2403	$2,100	$0.87	17d	1	1.34mi
571 American Flag Schertz, TX	3.0	2.5	2380	$2,200	$0.92	23d	1	1.41mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: electric

Listing history 20 events

1. 2026-05-20
   status Pending
2. 2026-05-12
   price $205,000
3. 2026-04-10
   price $214,900
4. 2026-03-08
   listed $226,000 New
5. 2023-01-01
   historical
6. 2022-10-29
   price $325,000
7. 2022-10-28
   listed $345,000 New
8. 2018-05-29
   soldstatus Sold 559-char remark

   Show marketing remark (559 chars)

   "Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

9. 2018-05-16
   status Pending 559-char remark

   Show marketing remark (559 chars)

   "Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

10. 2018-04-30
    historical Active Option 559-char remark

    Show marketing remark (559 chars)

    "Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

11. 2018-04-29
    price $229,500 559-char remark

    Show marketing remark (559 chars)

    "Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

12. 2018-04-01
    listed $224,500 New 559-char remark

    Show marketing remark (559 chars)

    "Family-Friendly" large Two Story w/charming "Texas Limestone Rock" curb appeal, listed @ $76/square foot. WOW! Three living areas. Nice kitchen w/breakfast island, built-in desk, lots of cabinets. Spacious Master & full bath w/dbl vans, oval tub, sep shower, walk-in closet. All "other bedrooms" are nice size. Gameroom up. Front Porch & backyard covered patio w/decorative "Cement Stamping". Storage Building (12' x 8') w/windows/skylight/electricity/radiant barrier. Great Schools! Low taxes. Prime Location!

13. 2018-03-31
    historical
14. 2018-03-07
    price $224,900
15. 2018-02-09
    price $229,900
16. 2018-02-01
    listed $237,040 New
17. 2005-03-31
    historical
18. 2004-12-05
    historical
19. 2004-09-05
    listed $158,860
20. 2004-08-29
    listed $156,180

ⓘ 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: $6,253 · $521/mo
• Projected year-2 tax: $6,253 · $521/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 ≥108°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: $30,481
• − Mortgage interest: −$11,483
• − Property taxes: −$6,253
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$84
• − Depreciation: −$5,964
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,627/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

+31.3% since first listed

20 events — show timeline

• 2026-05-20 Pending — LERA
• 2026-05-12 Price Changed $205,000 LERA
• 2026-04-10 Price Changed $214,900 LERA
• 2026-03-08 Listed $226,000 LERA
• 2023-01-01 Listing Removed — LERA
• 2022-10-29 Price Changed $325,000 LERA
• 2022-10-28 Listed $345,000 LERA
• 2018-05-29 Sold (MLS) — LERA
• 2018-05-16 Pending — LERA
• 2018-04-30 Contingent — LERA
• 2018-04-29 Price Changed $229,500 LERA
• 2018-04-01 Listed $224,500 LERA
• 2018-03-31 Listing Removed — LERA
• 2018-03-07 Price Changed $224,900 LERA
• 2018-02-09 Price Changed $229,900 LERA
• 2018-02-01 Listed $237,040 LERA
• 2005-03-31 Listing Removed — LERA
• 2004-12-05 Listing Removed — LERA
• 2004-09-05 Listed $158,860 LERA
• 2004-08-29 Listed $156,180 LERA

Property tax history

+1.8%/yr

Latest (2026): $6,253 · +10.1% YoY. Source: county tax records.