1017 Summer Haven Ln · Schertz, TX 78154

$200,000

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 1 Days on market

Built 1996 7,840 sqft lot Est $315k · 36% under $33/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +11.5/30.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 4-bedroom, 2-bathroom home perfectly situated on a prime corner lot. This property offers an exceptional blend of curb appeal, functional living space, and pride of ownership.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $400 annually; Association transfer fee $45; Neighborhood amenities: Other (see remarks)

Exterior

• Parking: Attached 2-car garage
• Utilities: Water system available; Sewer system available
• Home design: Pre-owned property; Approximately 30 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior; Lot in Dove Meadows subdivision

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Master bedroom on lower level with full bath (15 x 14); Bedroom 2 (11 x 11); Bedroom 3 (11 x 11); Bedroom 4 (11 x 11)
• Flooring: Carpeting
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combination (10 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: One living area; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-66 ($-796/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.4% below list).
• Recommended offer: $188k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents soft (-2.9%/yr); 495 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 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 $6k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $188,280 (5.9% below list)

Questions for the listing agent

1. 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?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $314,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Rosegate Dr	0.24mi	4/2.5	2,340 (+8%)	1mo	$299,500	$128	73
1020 Grey Feather	0.13mi	4/2.0	1,918 (-12%)	3mo	$199,900	$104	72
342 Notch Leaf	0.40mi	3/2.5 (-1)	2,138 (-2%)	1mo	$290,000	$136	71
100 Cloud Xing	0.44mi	3/2.0 (-1)	2,062 (-5%)	1mo	$320,000	$155	65
237 Tapwood Ln	0.27mi	3/2.5 (-1)	1,930 (-11%)	3mo	$265,000	$137	59
229 Notch Leaf	0.22mi	3/2.0 (-1)	1,849 (-15%)	2mo	$300,000	$162	59
431 Woodstone	0.16mi	3/3.5 (-1)	2,468 (+14%)	3mo	$284,900	$115	57
244 Turkey Tree	0.57mi	4/2.0	1,941 (-11%)	2mo	$310,000	$160	54
124 Henry Ford Dr	0.32mi	3/2.0 (-1)	1,846 (-15%)	4mo	$297,500	$161	52
108 Blue Vis	0.40mi	3/2.0 (-1)	1,882 (-13%)	4mo	$279,900	$149	51
113 Winter Frost	0.57mi	3/2.5 (-1)	2,445 (+13%)	0mo	$339,900	$139	45
117 Kitty Hawk Run	0.57mi	3/2.0 (-1)	1,867 (-14%)	3mo	$269,900	$145	42

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-42,282
• Equity at exit: $29,821

10-year hold

• IRR: -30.2%
• Equity multiple: -0.14×
• Total profit: $-64,048
• 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 78154

• Home prices YoY: -17.6%
• Rents YoY: -2.9%
• Active inventory: 495
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,991 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$474 /mo · $5,693/yr
• Insurance: −$83
• HOA: −$33
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-66

Break-even live

Break-even rent $2,075

Max offer price $188,280

Occupancy floor 98%

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 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Scotch Rose Ln Cibolo, TX	3.0	2.0	1719	$1,800	$1.05	24d	1	0.39mi
229 Spice Oak Ln Cibolo, TX	3.0	2.0	1882	$1,950	$1.04	13d	1	0.43mi
116 Lindy Hls Cibolo, TX	4.0	2.5	2790	$2,100	$0.75	24d	1	0.56mi
237 Winter Frost Cibolo, TX	4.0	2.5	2605	$2,075	$0.80	3d	1	0.56mi
133 Firebird Run Cibolo, TX	3.0	2.5	2167	$2,000	$0.92	24d	1	0.71mi
1060 Richmond Dr Schertz, TX	3.0	2.0	1774	$1,550	$0.87	4d	1	0.79mi
2413 Star Light Ln Schertz, TX	3.0	2.0	1409	$1,800	$1.28	24d	1	0.92mi
146 Bentwood Ranch Dr Cibolo, TX	4.0	3.5	2496	$2,021	$0.81	4d	1	0.95mi
153 Bentwood Ranch Dr Cibolo, TX	3.0	2.0	1544	$1,695	$1.10	24d	1	0.95mi
509 Sea Headrig Dr Cibolo, TX	4.0	3.0	2731	$2,200	$0.81	24d	1	1.00mi
2801 Hillview Ln Schertz, TX	3.0	2.0	1491	$1,745	$1.17	24d	1	1.07mi
2713 Lockwood Ln Schertz, TX	3.0	2.0	1430	$1,595	$1.12	2d	1	1.07mi
821 Dimrock Schertz, TX	4.0	2.5	2509	$2,000	$0.80	15d	1	1.07mi
417 Turnberry Way Cibolo, TX	3.0	2.0	2480	$2,300	$0.93	20d	1	1.08mi
2813 Kline Cir Schertz, TX	4.0	2.5	2130	$1,800	$0.85	4d	1	1.08mi
1136 Berry Creek Dr Schertz, TX	3.0	2.0	1723	$2,000	$1.16	2d	1	1.09mi
800 Brooks Ave Schertz, TX	3.0	2.0	1745	$1,550	$0.89	24d	1	1.12mi
2805 Berry Way Schertz, TX	3.0	2.0	1690	$1,850	$1.09	24d	1	1.15mi
721 Wooded Trl Schertz, TX	4.0	2.5	2426	$2,200	$0.91	3d	1	1.17mi
226 Maidstone Cv Cibolo, TX	4.0	2.5	2710	$2,200	$0.81	24d	1	1.23mi
2921 Candleberry Dr Schertz, TX	3.0	2.0	1871	$1,850	$0.99	3d	1	1.28mi
137 Hidden Fawn Cibolo, TX	3.0	2.5	2232	$1,975	$0.88	24d	1	1.32mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	24d	1	1.36mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	22d	1	1.36mi
1332 Wagon Wheel Schertz, TX	4.0	2.5	2491	$1,975	$0.79	24d	1	1.39mi
2616 Tree Crown Unit N/A Schertz, TX	4.0	3.0	2892	$2,295	$0.79	24d	1	1.41mi
1301 Red Barn Run Schertz, TX	3.0	2.0	1736	$2,100	$1.21	24d	1	1.46mi
501 Ginsberg Dr Schertz, TX	4.0	2.5	2500	$2,095	$0.84	2d	1	1.47mi
3313 Baldwin Park Schertz, TX	3.0	2.0	1683	$1,950	$1.16	24d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 2 events

1. 2026-06-13
   remarks 214-char remark
2. 2026-06-13
   listed $200,000 Pending 1 DOM

ⓘ 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: $5,693 · $474/mo
• Projected year-2 tax: $5,693 · $474/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,897
• − Mortgage interest: −$11,203
• − Property taxes: −$5,693
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − HOA: −$396
• − Depreciation: −$5,818
• Taxable loss: −$4,037
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $173/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): 41,907
• Household income: $100,572
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 776.0

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 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 32% Two or more races 19% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 1% Other Indo-European 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: ▼ -47.53%
• Current HPI: 222.8314
• Rent YoY: ▼ -2.86%
• 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

• 2026-06-11 Pending — LERA
• 2026-06-03 Listed $200,000 LERA
• 1997-02-21 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2026): $5,693 · -8.5% YoY. Source: county tax records.