3730 Columbia Dr · Schertz, TX 78108

$245,000

5 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 43 Days on market

Built 2005 9,029 sqft lot Est $267k · 8% under $27/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +11.2/15.0
• Appreciation +5.2/10.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• 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

MOVE IN READY! Welcome to this beautifully maintained single-story home in the sought-after Fairways at Scenic Hills. This 4-bedroom, 2-bath layout offers flexibility, with a 4th bedroom ideal as an office, playroom, or second living space. The open-concept design features abundant natural light, laminate flooring, and a cozy wood-burning fireplace. The kitchen includes an island, ample cabinetry, large pantry, stainless steel refrigerator, and dedicated dining area. The private primary suite offers dual vanities, soaking tub, separate shower, and walk-in closet. Recent updates include fresh interior paint, a new wood/iron fence, and a professionally repaired foundation with transferable warranty. The garage features sealed flooring for a clean, durable finish. Enjoy the oversized front porch shaded by mature crepe myrtles and a spacious backyard with extended patio—perfect for relaxing or entertaining.

Key facts

• 9,029 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Homeowners association (Fairways at Scenic Hills); Annual association fee of $319; Association fee covers common area maintenance

Exterior

• Parking: Attached garage; Driveway; Garage included; Total parking for 6 vehicles; 2 covered parking spaces; 2-car garage
• Security: Smoke detector(s)
• Utilities: Electricity available and connected; Public water available and connected; Public sewer available and connected; Public sewer
• Home design: Single-story; North-facing; Resale property; Slab foundation
• Construction: Built per public records; Brick and cement siding construction; Composition roof
• Exterior features: Private yard; Back yard fencing; Deck; Patio; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Has heating; Has cooling; Wood-burning fireplace
• Interior features: Breakfast bar; Kitchen island; Main level primary; Blinds; Plantation shutters
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $79 ($946/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (1.1% below list).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3k of equity ($2k loan paydown + $1k 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 0.99% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $267,270
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5010 Crestwood Dr	0.45mi	4/2.0 (-1)	1,707 (-4%)	1mo	$275,000	$161	68
3429 Turnabout Loop	0.69mi	4/2.0 (-1)	1,708 (-4%)	10mo	$187,200	$110	49
5705 Maxfli	0.59mi	4/2.5 (-1)	1,888 (+7%)	7mo	$249,990	$132	48
3414 Northern Heights Dr	0.57mi	4/2.0 (-1)	1,645 (-7%)	23mo	$255,000	$155	38
3322 Foxbriar Ln	0.49mi	4/2.0 (-1)	1,976 (+12%)	23mo	$299,000	$151	34

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: 0.6%
• Equity multiple: 1.03×
• Total profit: $2,039
• Equity at exit: $76,957

10-year hold

• IRR: 5.4%
• Equity multiple: 1.60×
• Total profit: $41,488
• Equity at exit: $97,286

Cash invested: $68,600 (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 78108

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 739
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$422 /mo · $5,061/yr
• Insurance: −$102
• HOA: −$27
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $79

Break-even live

Break-even rent $2,324

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	44d	1	0.13mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	24d	1	0.35mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	24d	1	0.48mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	24d	1	1.15mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	24d	1	1.24mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	4d	1	1.31mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	24d	1	1.36mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	4d	1	1.48mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 47 events

1. 2026-06-18
   days on market $245,000 Active 43 DOM
2. 2026-06-17
   price $245,000 Active 42 DOM
3. 2026-06-17
   days on market $252,000 Active 42 DOM
4. 2026-06-16
   days on market $252,000 Active 41 DOM
5. 2026-06-13
   days on market $252,000 Active 38 DOM
6. 2026-06-13
   days on market $252,000 Active 37 DOM
7. 2026-06-09
   days on market $252,000 Active 34 DOM
8. 2026-06-08
   days on market $252,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $252,000 Active 32 DOM
10. 2026-06-04
    days on market $259,000 Active 29 DOM
11. 2026-06-03
    days on market $259,000 Active 28 DOM
12. 2026-06-02
    days on market $259,000 Active 27 DOM
13. 2026-06-01
    days on market $259,000 Active 26 DOM
14. 2026-05-31
    days on market $259,000 Active 25 DOM
15. 2026-05-16
    price $259,000

    Show marketing remark (922 chars)

    MOVE IN READY! Welcome to this beautifully maintained single-story home in the sought-after Fairways at Scenic Hills. This 4-bedroom, 2-bath layout offers flexibility, with a 4th bedroom ideal as an office, playroom, or second living space. The open-concept design features abundant natural light, laminate flooring, and a cozy wood-burning fireplace. The kitchen includes an island, ample cabinetry, large pantry, stainless steel refrigerator, and dedicated dining area. The private primary suite offers dual vanities, soaking tub, separate shower, and walk-in closet. Recent updates include fresh interior paint, a new wood/iron fence, and a professionally repaired foundation with transferable warranty. The garage features sealed flooring for a clean, durable finish. Enjoy the oversized front porch shaded by mature crepe myrtles and a spacious backyard with extended patio—perfect for relaxing or entertaining.

16. 2026-05-16
    price $259,000 922-char remark

    Show marketing remark (922 chars)

    MOVE IN READY! Welcome to this beautifully maintained single-story home in the sought-after Fairways at Scenic Hills. This 4-bedroom, 2-bath layout offers flexibility, with a 4th bedroom ideal as an office, playroom, or second living space. The open-concept design features abundant natural light, laminate flooring, and a cozy wood-burning fireplace. The kitchen includes an island, ample cabinetry, large pantry, stainless steel refrigerator, and dedicated dining area. The private primary suite offers dual vanities, soaking tub, separate shower, and walk-in closet. Recent updates include fresh interior paint, a new wood/iron fence, and a professionally repaired foundation with transferable warranty. The garage features sealed flooring for a clean, durable finish. Enjoy the oversized front porch shaded by mature crepe myrtles and a spacious backyard with extended patio—perfect for relaxing or entertaining.

17. 2026-05-06
    listed $270,000 Active
18. 2026-03-26
    listed $270,000 Active 922-char remark

    Show marketing remark (922 chars)

    MOVE IN READY! Welcome to this beautifully maintained single-story home in the sought-after Fairways at Scenic Hills. This 4-bedroom, 2-bath layout offers flexibility, with a 4th bedroom ideal as an office, playroom, or second living space. The open-concept design features abundant natural light, laminate flooring, and a cozy wood-burning fireplace. The kitchen includes an island, ample cabinetry, large pantry, stainless steel refrigerator, and dedicated dining area. The private primary suite offers dual vanities, soaking tub, separate shower, and walk-in closet. Recent updates include fresh interior paint, a new wood/iron fence, and a professionally repaired foundation with transferable warranty. The garage features sealed flooring for a clean, durable finish. Enjoy the oversized front porch shaded by mature crepe myrtles and a spacious backyard with extended patio—perfect for relaxing or entertaining.

19. 2026-02-04
    historical
20. 2026-01-29
    historical Active Option
21. 2025-10-03
    price $248,000
22. 2025-09-10
    price $250,000
23. 2025-08-13
    price $260,000
24. 2025-08-01
    price $274,900
25. 2025-06-10
    listed $285,000 New
26. 2023-07-27
    soldstatus
27. 2023-07-21
    soldstatus
28. 2023-07-19
    soldstatus Sold
29. 2023-06-06
    status Pending
30. 2023-05-23
    historical Active Option
31. 2023-05-17
    price $280,000
32. 2023-04-20
    status Back on Market
33. 2023-04-13
    historical
34. 2023-03-08
    listed $287,000 New
35. 2015-06-04
    soldstatus Sold
36. 2015-06-04
    soldstatus
37. 2015-04-23
    status Pending
38. 2015-04-12
    historical Active Option
39. 2015-04-11
    status Back on Market
40. 2015-04-07
    historical Active Option
41. 2015-04-01
    status Back on Market
42. 2015-03-23
    historical Active Option
43. 2015-03-07
    listed $160,000 New
44. 2008-06-30
    historical
45. 2008-02-18
    listed $166,399
46. 2008-02-14
    historical
47. 2007-08-15
    listed $176,500

ⓘ 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: $5,061 · $422/mo
• Projected year-2 tax: $5,061 · $422/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 ≥107°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: $29,081
• − Mortgage interest: −$13,724
• − Property taxes: −$5,061
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$324
• − Depreciation: −$7,127
• Taxable loss: −$3,033
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $1,674/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

+46.7% since first listed

33 events — show timeline

• 2026-05-16 Price Changed $259,000 Unlock MLS
• 2026-05-16 Price Changed $259,000 HARMLS
• 2026-05-06 Listed $270,000 Unlock MLS
• 2026-03-26 Listed $270,000 HARMLS
• 2026-02-04 Listing Removed — LERA
• 2026-01-29 Contingent — LERA
• 2025-10-03 Price Changed $248,000 LERA
• 2025-09-10 Price Changed $250,000 LERA
• 2025-08-13 Price Changed $260,000 LERA
• 2025-08-01 Price Changed $274,900 LERA
• 2025-06-10 Listed $285,000 LERA
• 2023-07-27 Sold (Public Records) — Public Records
• 2023-07-21 Sold (Public Records) — Public Records
• 2023-07-19 Sold (MLS) — LERA
• 2023-06-06 Pending — LERA
• 2023-05-23 Contingent — LERA
• 2023-05-17 Price Changed $280,000 LERA
• 2023-04-20 Relisted — LERA
• 2023-04-13 Listing Removed — LERA
• 2023-03-08 Listed $287,000 LERA
• 2015-06-04 Sold (MLS) — LERA
• 2015-06-04 Sold (Public Records) — Public Records
• 2015-04-23 Pending — LERA
• 2015-04-12 Contingent — LERA
• 2015-04-11 Relisted — LERA
• 2015-04-07 Contingent — LERA
• 2015-04-01 Relisted — LERA
• 2015-03-23 Contingent — LERA
• 2015-03-07 Listed $160,000 LERA
• 2008-06-30 Listing Removed — LERA
• 2008-02-18 Listed $166,399 LERA
• 2008-02-14 Listing Removed — LERA
• 2007-08-15 Listed $176,500 LERA

Property tax history

+2.1%/yr

Latest (2026): $5,061 · -12.1% YoY. Source: county tax records.