177 Indian Cyn · Canyon Lake, TX 78070

$169,000

2 bd · 1.5 ba · 688 sqft · SingleFamily · 36 Days on market

Built 2024 Good condition 0.29 ac lot $246/sqft · 9% below area Est $186k · 9% under

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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).

• Cash flow +13.0/30.0
• ARV discount +11.6/15.0
• Schools +6.0/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy and inviting home comes fully furnished and offers everything you need to get started. Large lot with incredible potential to grow and expand into a larger home. This Charming residence is perfect as a vacation getaway or a first-time buyer's home, situated on a generous . 29 of an acre lot in a prime location- approximately 30 minutes from San Antonio and 15 minutes from the famous Blanco Texas. Conveniently located off Highway 281 North near Bulverde, and within a high regarded school district. Enjoy the benefits of no HOA and low property taxes in the desirable Comal County area.

Key facts

• Large lot
• Prime location
• Fully furnished

Tags

• FULLY FURNISHED
• LARGE LOT
• PRIME LOCATION
• HIGH REGARDED SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-9 ($-109/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (13.2% below list).
• Recommended offer: $147k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% 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: Bill Brown El (math 58% / reading 63%, grade B-, #385 of 4,322 statewide, top 9%, 910 students, 26% FRL); Mt Valley Middle (math 55% / reading 51%, grade C+, #281 of 1,662 statewide, top 18%, 808 students, 49% FRL); Smithson Valley H S (math 57% / reading 77%, grade B, #163 of 1,632 statewide, top 11%, 2,332 students, 17% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 859 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 15% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 36 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $146,692 (13.2% 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 36 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $186,080
• List price: $169,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 High Dr	0.35mi	2/1.0	768 (+12%)	59mo	$175,000	$228	42
506 Henderson Dr	1.15mi	3/2.0 (+1)	728 (+6%)	56mo	$174,900	$240	28
964 Contour Dr	1.86mi	2/1.0	888 (+29%)	16mo	$129,000	$145	24

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-27,940
• Equity at exit: $25,198

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-24,982
• Equity at exit: $14,612

Cash invested: $47,320 (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: 859
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,467 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-9

Break-even live

Break-even rent $1,478

Max offer price $167,690

Occupancy floor 96%

Sensitivity live

Price	-10% $108	-5% $49	+0% $-9	+5% $-67	+10% $-126
Rent	-10% $-125	-5% $-67	+0% $-9	+5% $49	+10% $107
Rate	-1.0pp $76	-0.5pp $34	base $-9	+0.5pp $-53	+1.0pp $-97

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: $42,250
• Closing costs: $5,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2179 Puter Creek Rd Spring Branch, TX	1.0	1.0	625	$1,495	$2.39	2d	1	0.97mi

Property features AI

Finance

• Other: Possession at closing/fundingFor sale (not a short sale)
• HOA & community: Subdivision: INDIAN HILLS

Exterior

• Parking: Side entry parking
• Utilities: Gas: PECElectricity: PECWater: CitySewer: City and SepticGarbage service: City
• Home design: Pre-owned propertyApproximate age: 2 years
• Construction: Composition roof
• Exterior features: Wood exterior

Interior

• Kitchen: CooktopMicrowaveStove/RangeRefrigeratorKitchen approximately 10 x 5
• Bedrooms: Master bedroom on lower level (14 x 12)Second bedroom (10 x 10)
• Flooring: Ceramic tile floors
• Bathrooms: 1 full bathroom1 half bathroomMaster bath with shower only (6 x 6)
• Heating & cooling: Window unit heatingOther heating fuel (see remarks)One window air conditioner
• Interior features: Ceiling fansChandelierAll window coverings remain1 living area
• Laundry & utility: Washer connectionDryer connection

Listing history 50 events

1. 2026-09-23
   days on market $169,000 Active 36 DOM
2. 2026-09-22
   days on market $169,000 Active 35 DOM
3. 2026-09-21
   days on market $169,000 Active 34 DOM
4. 2026-09-20
   days on market $169,000 Active 33 DOM
5. 2026-09-19
   days on market $169,000 Active 32 DOM
6. 2026-09-18
   days on market $169,000 Active 31 DOM
7. 2026-09-17
   days on market $169,000 Active 30 DOM
8. 2026-09-16
   days on market $169,000 Active 29 DOM
9. 2026-09-15
   days on market $169,000 Active 28 DOM
10. 2026-09-14
    days on market $169,000 Active 27 DOM
11. 2026-09-13
    days on market $169,000 Active 26 DOM
12. 2026-09-12
    days on market $169,000 Active 25 DOM
13. 2026-09-11
    days on market $169,000 Active 24 DOM
14. 2026-09-05
    days on market $169,000 Active 18 DOM
15. 2026-09-04
    days on market $169,000 Active 17 DOM
16. 2026-09-03
    days on market $169,000 Active 16 DOM
17. 2026-08-31
    days on market $169,000 Active 13 DOM
18. 2026-08-30
    days on market $169,000 Active 12 DOM
19. 2026-08-29
    statusdays on market $169,000 Active 11 DOM
20. 2026-08-28
    days on market $169,000 New 10 DOM
21. 2026-08-27
    days on market $169,000 New 9 DOM
22. 2026-08-25
    days on market $169,000 New 7 DOM
23. 2026-08-24
    days on market $169,000 New 6 DOM
24. 2026-08-23
    days on market $169,000 New 5 DOM
25. 2026-08-22
    days on market $169,000 New 4 DOM
26. 2026-08-21
    days on market $169,000 New 3 DOM
27. 2026-08-20
    days on market $169,000 New 2 DOM
28. 2026-08-18
    statusdays on marketlisting id $169,000 New 1 DOM
29. 2026-07-18
    days on market $169,000 Active 72 DOM
30. 2026-07-16
    days on market $169,000 Active 71 DOM
31. 2026-07-15
    days on market $169,000 Active 70 DOM
32. 2026-07-14
    days on market $169,000 Active 69 DOM
33. 2026-07-13
    days on market $169,000 Active 68 DOM
34. 2026-07-13
    days on market $169,000 Active 67 DOM
35. 2026-07-11
    days on market $169,000 Active 66 DOM
36. 2026-07-10
    days on market $169,000 Active 65 DOM
37. 2026-07-09
    days on market $169,000 Active 64 DOM
38. 2026-07-07
    days on market $169,000 Active 62 DOM
39. 2026-07-06
    days on market $169,000 Active 61 DOM
40. 2026-07-05
    days on market $169,000 Active 60 DOM
41. 2026-07-03
    statusdays on market $169,000 Active 58 DOM
42. 2026-07-02
    days on market $169,000 Price Change 57 DOM
43. 2026-07-01
    days on market $169,000 Price Change 56 DOM
44. 2026-06-30
    days on market $169,000 Price Change 55 DOM
45. 2026-06-29
    days on market $169,000 Price Change 54 DOM
46. 2026-06-28
    days on market $169,000 Price Change 53 DOM
47. 2026-06-27
    days on market $169,000 Price Change 52 DOM
48. 2026-06-26
    days on market $169,000 Price Change 51 DOM
49. 2026-06-24
    days on market $169,000 Price Change 49 DOM
50. 2026-06-22
    remarks 699-char remark

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $17,603
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,916
• Taxable loss: −$2,976
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $606/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.

Condition & rehab AI · 22 photos

Good 75/100 Cosmetic rehab Est. rehab $3,440–$10,320 screening

This charming single-family home is in good condition with a good condition score of 75. It is move-in ready with a cosmetic rehab level and minor maintenance needs. The property has a good resale and rental value with updates like painting the exterior and landscaping that would significantly increase its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Both landscaping — improves curb appeal and enhances property value ↑
• Both replace air conditioning units — modernizes and improves comfort ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Bill Brown El B- TX #385/4,322 Nat'l #7,053/41,679 Middle Mt Valley Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High Smithson Valley H S B TX #163/1,632 Nat'l #2,514/17,239

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

C Composite livability gradescore 67/100

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 · 175,637 people
• City population: 19,836
• 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: 15% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Possession at closing/fundingFor sale (not a short sale)
• HOA & community: Subdivision: INDIAN HILLS

Exterior

• Parking: Side entry parking
• Utilities: Gas: PECElectricity: PECWater: CitySewer: City and SepticGarbage service: City
• Home design: Pre-owned propertyApproximate age: 2 years
• Construction: Composition roof
• Exterior features: Wood exterior

Interior

• Kitchen: CooktopMicrowaveStove/RangeRefrigeratorKitchen approximately 10 x 5
• Bedrooms: Master bedroom on lower level (14 x 12)Second bedroom (10 x 10)
• Flooring: Ceramic tile floors
• Bathrooms: 1 full bathroom1 half bathroomMaster bath with shower only (6 x 6)
• Heating & cooling: Window unit heatingOther heating fuel (see remarks)One window air conditioner
• Interior features: Ceiling fansChandelierAll window coverings remain1 living area
• Laundry & utility: Washer connectionDryer connection

Price history

+0.0% since first listed

5 events — show timeline

• 2026-08-18 Listed $169,000 LERA
• 2026-07-18 Listing Removed — LERA
• 2026-06-23 Price Changed $169,000 LERA
• 2026-06-21 Price Changed $164,900 LERA
• 2026-05-05 Listed $169,000 LERA