2110 Monument Hl · Cibolo, TX 78108

$333,999

5 bd · 3.0 ba · 2,809 sqft · SingleFamily · 37 Days on market

Built 2026 4,791 sqft lot Est $430k · 22% under $92/mo HOA · 4% of rent ↓ 5% since listing

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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 +7.4/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0

Listing remarks

The Canon -This new two-story home boasts a spacious and modern layout. At the back of the home on the first floor is a luxurious owner's suite showcasing a full bathroom and walk-in closet, with a secondary bedroom located off the foyer. A convenient flex space is tucked away off the main living area, which features direct access to a covered patio for seamless indoor-outdoor transitions and entertaining. On the second floor, three additional bedrooms surround a versatile game room, ready for hosting guests or lounging at the end of the day. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photo

Key facts

• Full bathroom
• Walk-in closet
• Flex space

Tags

• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• FLEX SPACE
• COVERED PATIO
• GAME ROOM

Property features AI

Finance

• Other: Down payment assistance resources available
• Financial info: Association transfer fee applies
• HOA & community: Mandatory HOA; Quarterly HOA fee; Community amenities: Pool, Park/Playground

Exterior

• Parking: 2-car garage
• Utilities: Water service (GVSUD); Sewer service (GVSUD); Gas supplied by Centerpoint; Electricity supplied by GVEC; Garbage service by Frontier
• Home design: New construction (builder: Lennar)
• Construction: Cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Privacy fence; Subdivision: Grace Valley

Interior

• Kitchen: Stove/Range; Dishwasher; Breakfast bar
• Bedrooms: Master bedroom with walk-in closet and full bath; Additional bedrooms (dimensions listed)
• Flooring: Carpeting; Vinyl flooring
• Bathrooms: 3 full bathrooms; Master bath with tub/shower combination
• Heating & cooling: Central heating; Electric and natural gas heat; Central air conditioning
• Interior features: Open floor plan; Breakfast bar; Utility room inside; Cable TV available; Walk-in closets; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (25.6% below list).
• Recommended offer: $248k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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); 763 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $4k of equity ($2k loan paydown + $2k 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 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($324k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,489 (25.6% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $429,777
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Avalon Banks	0.21mi	5/3.5	2,660 (-5%)	1mo	$377,500	$142	79
102 Dakota Rdg	0.31mi	4/2.5 (-1)	2,736 (-3%)	0mo	$427,990	$156	74
217 Landmark Hvn	0.44mi	4/3.0 (-1)	2,652 (-6%)	2mo	$365,000	$138	64
106 Dakota Rdg	0.32mi	4/3.5 (-1)	3,093 (+10%)	1mo	$472,290	$153	60
106 Dakota Rdg	0.32mi	4/3.5 (-1)	3,093 (+10%)	1mo	$472,290	$153	60
345 Morgan Run	0.61mi	4/3.5 (-1)	2,758 (-2%)	3mo	$350,000	$127	60
5512 Mcbride St	0.30mi	4/2.5 (-1)	2,404 (-14%)	0mo	$399,990	$166	55
308 Landmark Way	0.41mi	4/2.5 (-1)	3,105 (+10%)	2mo	$349,999	$113	55
133 Park Hts	0.71mi	4/3.0 (-1)	3,025 (+8%)	1mo	$374,900	$124	48
102 Barton Pt	0.42mi	4/2.5 (-1)	2,404 (-14%)	2mo	$399,990	$166	48
102 Barton Pt	0.42mi	4/2.5 (-1)	2,404 (-14%)	2mo	$387,245	$161	48
200 Dakota	0.46mi	4/2.5 (-1)	2,404 (-14%)	1mo	$417,990	$174	47

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: -7.0%
• Equity multiple: 0.66×
• Total profit: $-31,505
• Equity at exit: $104,913

10-year hold

• IRR: -1.6%
• Equity multiple: 0.83×
• Total profit: $-16,338
• Equity at exit: $132,626

Cash invested: $93,520 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,485 high
• Mortgage (P&I): −$1,752
• Tax est. 1.5%: −$417 /mo · $5,010/yr
• Insurance: −$139
• HOA: −$92
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-437

Break-even live

Break-even rent $3,038

Max offer price $270,746

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-322	+0% $-437	+5% $-553	+10% $-668
Rent	-10% $-633	-5% $-535	+0% $-437	+5% $-339	+10% $-241
Rate	-1.0pp $-269	-0.5pp $-352	base $-437	+0.5pp $-524	+1.0pp $-612

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	19d	1	0.02mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	19d	1	0.04mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	5d	1	0.25mi
724 Saddle Cyn Cibolo, TX	4.0	3.5	3167	$2,600	$0.82	19d	1	0.32mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	25d	1	0.37mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	25d	1	0.48mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	5d	1	0.48mi
228 Dove Hl Cibolo, TX	5.0	3.5	3228	$2,950	$0.91	4d	1	0.64mi
335 Shelton Pass Cibolo, TX	4.0	2.5	2404	$2,350	$0.98	4d	1	0.70mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	21d	1	0.73mi
331 Saddle Leaf Cibolo, TX	5.0	2.5	2800	$2,300	$0.82	45d	1	0.75mi
101 Happy Trl Cibolo, TX	5.0	4.0	3262	$2,286	$0.70	3d	1	0.84mi
3405 Whisper Hvn Schertz, TX	4.0	2.5	3109	$2,900	$0.93	25d	1	1.00mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3109	$2,599	$0.84	5d	1	1.01mi
3333 Whisper Hvn Schertz, TX	5.0	3.0	3107	$2,599	$0.84	25d	1	1.01mi
220 Heavenly Vw Cibolo, TX	5.0	4.0	3361	$2,900	$0.86	3d	1	1.10mi
201 Gatewood Fls Cibolo, TX	4.0	2.5	2245	$1,949	$0.87	25d	1	1.12mi
225 Hinge Chase Cibolo, TX	5.0	2.5	3152	$2,275	$0.72	25d	1	1.13mi
201 Canyon Vis Cibolo, TX	4.0	2.5	2396	$2,000	$0.83	45d	1	1.27mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	25d	1	1.28mi
205 Hinge Loop Cibolo, TX	5.0	3.0	3518	$2,305	$0.66	4d	1	1.28mi
216 Golden Vis Cibolo, TX	4.0	3.5	3242	$2,400	$0.74	16d	1	1.29mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	5d	1	1.48mi
517 Saddle Back Trl Cibolo, TX	4.0	3.5	2597	$2,400	$0.92	3d	1	1.48mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-18
   price $333,999
3. 2026-04-09
   price $345,999
4. 2026-04-04
   price $347,999
5. 2026-03-31
   price $345,999
6. 2026-03-24
   listed $350,999 New

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 19 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: $29,819
• − Mortgage interest: −$18,709
• − Property taxes: −$5,010
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − HOA: −$1,104
• − Depreciation: −$9,716
• Taxable loss: −$11,162
• Est. tax savings @ 24.0%: +$2,679
• After-tax cash flow: $-2,567/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

• 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

-4.8% since first listed

6 events — show timeline

• 2026-04-30 Pending — LERA
• 2026-04-18 Price Changed $333,999 LERA
• 2026-04-09 Price Changed $345,999 LERA
• 2026-04-04 Price Changed $347,999 LERA
• 2026-03-31 Price Changed $345,999 LERA
• 2026-03-24 Listed $350,999 LERA