708 Cashew · Canyon Lake, TX 78070

$255,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 57 Days on market

Built 2015 7,666 sqft lot $196/sqft · 15% below area Est $301k · 15% under $2/mo HOA

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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 +14.3/15.0
• Cash flow +9.3/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the scenic beauty of the Texas Hill Country, this charming one-story home offers comfort, space, and natural surroundings. Featuring 3 bedrooms and 2 baths, each bedroom includes ample space, walk-in closets, and ceiling fans. Inside, large windows fill the home with natural light and provide peaceful views of nature. The layout creates a warm, inviting atmosphere ideal for everyday living and entertaining. Outdoors, enjoy the large oak trees, a welcoming front porch and a large, fenced backyard with a deck, perfect for relaxing or hosting gatherings. Located in a quiet neighborhood with community amenities, this home offers a true retreat. Conveniently situated in Spring Branch, with close proximity to Canyon Lake and New Braunfels, this home blends peaceful living with convenient access.

Key facts

• Large windows
• Community amenities
• Walk-in closets

Tags

• WALK-IN CLOSETS
• LARGE WINDOWS
• FENCED BACKYARD
• COMMUNITY AMENITIES
• CLOSE PROXIMITY TO CANYON LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.7% below list).
• Recommended offer: $200k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.2% 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); Mt Valley Middle (math 55% / reading 51%, grade C+, #281 of 1,662 statewide, top 18%, 808 students, 49% FRL); Canyon Lake H S (math 46% / reading 56%, grade D+, #482 of 1,632 statewide, top 30%, 1,038 students, 37% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 655 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $2k of loan paydown is wiped out by about $8k 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 57 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $4k; list at $255k implies a 6275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,667 (21.7% 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 57 days. Have you received any prior offers? Is the seller open to a 22% 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. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $300,622
• List price: $255,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Echo Mdw	0.11mi	3/2.0	1,328 (+2%)	3mo	$290,000	$218	89
1956 Tanglewood	0.19mi	3/2.0	1,292 (-1%)	1mo	$269,990	$209	88
2421 Hornsby	0.27mi	3/2.0	1,292 (-1%)	6mo	$222,000	$172	81
119 Rockingshire	0.34mi	3/2.0	1,313 (+1%)	2mo	$309,900	$236	81
339 Granite	0.45mi	3/2.0	1,306 (+0%)	1mo	$239,999	$184	78
574 Indian Scout	0.17mi	3/2.0	1,392 (+7%)	3mo	$349,900	$251	78
1637 Bob White Dr	0.38mi	3/2.0	1,320 (+1%)	6mo	$260,000	$197	75
1407 Tanglewood Trl	0.30mi	3/2.0	1,210 (-7%)	1mo	$279,900	$231	73
1628 Rim Rock Cv	0.55mi	3/2.0	1,288 (-1%)	6mo	$260,000	$202	68
1381 Overbrook	0.55mi	3/2.0	1,366 (+5%)	7mo	$338,995	$248	60
1315 Overbrook	0.61mi	3/2.0	1,396 (+7%)	4mo	$320,000	$229	56
645 Jonquil	0.38mi	3/2.0	1,499 (+15%)	3mo	$354,994	$237	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-53,130
• Equity at exit: $38,021

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-61,385
• Equity at exit: $22,048

Cash invested: $71,400 (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 78070

• Home prices YoY: -20.8%
• Active inventory: 655
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$318 /mo · $3,813/yr
• Insurance: −$106
• HOA: −$2
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-186

Break-even live

Break-even rent $2,232

Max offer price $222,161

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-114	+0% $-186	+5% $-258	+10% $-330
Rent	-10% $-344	-5% $-265	+0% $-186	+5% $-107	+10% $-28
Rate	-1.0pp $-57	-0.5pp $-121	base $-186	+0.5pp $-252	+1.0pp $-319

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1491 Winding Creek Trl Spring Branch, TX	3.0	2.0	1298	$1,850	$1.43	45d	1	0.13mi
2071 Hornsby Spring Branch, TX	2.0	2.0	1070	$1,595	$1.49	45d	1	0.17mi
1285 Live Oak Dr Spring Branch, TX	3.0	2.0	1314	$1,795	$1.37	45d	1	0.45mi
407 Lamplight Spring Branch, TX	3.0	2.0	1367	$2,800	$2.05	0d	1	1.20mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 15 events

1. 2026-06-07
   statusdays on market $255,000 Pending 57 DOM
2. 2026-06-04
   days on market $255,000 Active Option 56 DOM
3. 2026-06-03
   days on market $255,000 Active Option 55 DOM
4. 2026-06-02
   days on market $255,000 Active Option 54 DOM
5. 2026-06-01
   days on market $255,000 Active Option 53 DOM
6. 2026-05-31
   days on market $255,000 Active Option 52 DOM
7. 2026-05-08
   price $255,000 814-char remark

   Show marketing remark (814 chars)

   Nestled in the scenic beauty of the Texas Hill Country, this charming one-story home offers comfort, space, and natural surroundings. Featuring 3 bedrooms and 2 baths, each bedroom includes ample space, walk-in closets, and ceiling fans. Inside, large windows fill the home with natural light and provide peaceful views of nature. The layout creates a warm, inviting atmosphere ideal for everyday living and entertaining. Outdoors, enjoy the large oak trees, a welcoming front porch and a large, fenced backyard with a deck, perfect for relaxing or hosting gatherings. Located in a quiet neighborhood with community amenities, this home offers a true retreat. Conveniently situated in Spring Branch, with close proximity to Canyon Lake and New Braunfels, this home blends peaceful living with convenient access.

8. 2026-04-09
   listed $265,000 New 814-char remark

   Show marketing remark (814 chars)

   Nestled in the scenic beauty of the Texas Hill Country, this charming one-story home offers comfort, space, and natural surroundings. Featuring 3 bedrooms and 2 baths, each bedroom includes ample space, walk-in closets, and ceiling fans. Inside, large windows fill the home with natural light and provide peaceful views of nature. The layout creates a warm, inviting atmosphere ideal for everyday living and entertaining. Outdoors, enjoy the large oak trees, a welcoming front porch and a large, fenced backyard with a deck, perfect for relaxing or hosting gatherings. Located in a quiet neighborhood with community amenities, this home offers a true retreat. Conveniently situated in Spring Branch, with close proximity to Canyon Lake and New Braunfels, this home blends peaceful living with convenient access.

9. 2019-08-27
   soldstatus
10. 2015-11-23
    soldstatus Sold 23-char remark

    Show marketing remark (23 chars)

    Cute home on great lot!

11. 2015-08-13
    listed $130,900 23-char remark

    Show marketing remark (23 chars)

    Cute home on great lot!

12. 2015-08-13
    historical 23-char remark

    Show marketing remark (23 chars)

    Cute home on great lot!

13. 2014-04-21
    soldstatus $4,000
14. 2014-01-17
    listed $9,500
15. 1997-06-18
    soldstatus

ⓘ 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: $3,813 · $318/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$853/yr (+$71/mo · 22.4%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $23,960
• − Mortgage interest: −$14,284
• − Property taxes: −$3,813
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − HOA: −$24
• − Depreciation: −$7,418
• Taxable loss: −$6,688
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $-626/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

+2584.2% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $255,000 LERA
• 2026-04-09 Listed $265,000 LERA
• 2019-08-27 Sold (Public Records) — Public Records
• 2015-11-23 Sold (MLS) — LERA
• 2015-08-13 Listing Removed — LERA
• 2015-08-13 Listed $130,900 LERA
• 2014-04-21 Sold (MLS) $4,000 CTXMLS
• 2014-01-17 Listed $9,500 CTXMLS
• 1997-06-18 Sold (Public Records) — Public Records

Property tax history

+24.3%/yr

Latest (2026): $3,813 · +4.1% YoY. Source: county tax records.