733 Line Camp Loop · Canyon Lake, TX 78070

$170,000

3 bd · 2.0 ba · 1,662 sqft · Manufactured public records · 49 Days on market

Built 2004 0.49 ac lot $102/sqft · 33% below area Est $255k · 33% under $5/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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 733 Line Camp Loop in Spring Branch, Texas-where comfort meets space on nearly half an acre (. 49). This recently updated 3-bedroom, 2-bath home offers the perfect blend of modern touches and peaceful Hill Country living. Step inside to find fresh interior paint, brand-new carpet, and updated vinyl flooring throughout, giving the home a clean, move-in ready feel. The spacious living room features a cozy fireplace, creating a warm and inviting space for relaxing or entertaining. The primary suite is generously sized and offers a private retreat with a large en-suite bathroom complete with a garden tub, separate shower, and an updated closet featuring built-in shelving for added or

Key facts

• New carpet
• Separate shower
• Garden tub

Tags

• UPDATED INTERIOR PAINT
• NEW CARPET
• UPDATED VINYL FLOORING
• LARGE EN-SUITE BATHROOM
• GARDEN TUB
• SEPARATE SHOWER

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $55 annually; Association transfer fee $200; Subdivision: CYPRESS LAKE GARDENS

Exterior

• Parking: Parking details not provided
• Security: Smoke alarm (interior feature)
• Utilities: Water system; Septic
• Home design: Pre-owned property; Approximate age: 22 years
• Construction: Composition roof
• Exterior features: Siding exterior; Ramped entrance; Accessible/adaptive home; Neighborhood park/playground

Interior

• Kitchen: Kitchen approximately 14 x 10; Stove/Range; Refrigerator; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 10; Master bedroom approximately 16 x 14
• Flooring: Carpeting; Ceramic tile; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower, garden tub, and double vanity (approx. 10 x 16)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floor plan with living/dining room combination; Breakfast bar and two eating areas; Utility room inside; Smoke alarm
• Laundry & utility: Washer and dryer connections; Laundry on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Rebecca Creek El (math 55% / reading 52%, grade C, #686 of 4,322 statewide, top 16%, 605 students, 51% FRL); Canyon Lake H S (math 46% / reading 56%, grade D+, #482 of 1,632 statewide, top 30%, 1,038 students, 37% FRL).
• Market conditions: 633 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 49 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (median comp): $254,750
• List price: $170,000
• Delta: -33.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,192
• Equity at exit: $25,348

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $30,572
• Equity at exit: $14,698

Cash invested: $47,600 (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 78070

• Home prices YoY: -20.8%
• Active inventory: 633
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$71
• HOA: −$5
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $399

Break-even live

Break-even rent $1,306

Max offer price $170,000

Occupancy floor 73%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1197 Chisolm Trl Unit A Spring Branch, TX	3.0	2.0	1226	$1,450	$1.18	44d	1	0.97mi
109 High Dr Spring Branch, TX	2.0	3.0	1200	$1,550	$1.29	44d	1	1.00mi
229 High Dr Unit A Spring Branch, TX	2.0	2.5	1283	$1,500	$1.17	4d	1	1.08mi
229 High Dr Unit B Spring Branch, TX	2.0	2.5	1283	$1,690	$1.32	44d	1	1.08mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 10 events

1. 2026-06-13
   statusdays on market $170,000 Pending 49 DOM
2. 2026-06-09
   days on market $170,000 Active Option 46 DOM
3. 2026-06-08
   days on market $170,000 Active Option 45 DOM
4. 2026-06-07
   statusdays on market $170,000 Active Option 44 DOM
5. 2026-06-04
   days on market $170,000 Active 41 DOM
6. 2026-06-03
   days on market $170,000 Active 40 DOM
7. 2026-06-02
   days on market $170,000 Active 39 DOM
8. 2026-06-01
   days on market $170,000 Active 38 DOM
9. 2026-05-31
   days on market $170,000 Active 37 DOM
10. 2026-04-24
    listed $170,000 New 1078-char remark

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$2,339/yr (+$195/mo · 303.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,732
• − Mortgage interest: −$9,523
• − Property taxes: −$772
• − Insurance: −$850
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$60
• − Depreciation: −$4,945
• Taxable income: $2,105
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $4,283/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: 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): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 73.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

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: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• 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

3 events — show timeline

• 2026-06-12 Pending — LERA
• 2026-06-06 Contingent — LERA
• 2026-04-24 Listed $170,000 LERA

Property tax history

-4.5%/yr

Latest (2020): $772 · -2.9% YoY. Source: county tax records.