177 Indian Cyn · Canyon Lake, TX 78070

$169,000

2 bd · 1.5 ba · 688 sqft · SingleFamily · 72 Days on market

Built 2024 Good condition 0.29 ac lot $246/sqft · 13% below area Est $195k · 13% 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).

• ARV discount +13.4/15.0
• Cash flow +11.2/30.0
• Schools +6.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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

• Generous acre lot
• Large lot
• Low property taxes

Tags

• LARGE LOT
• GENEROUS ACRE LOT
• PRIME LOCATION
• CONVENIENTLY LOCATED
• NO HOA
• LOW PROPERTY TAXES

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 $-64 ($-771/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.3% below list).
• Recommended offer: $140k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.3% 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: 750 active listings in the ZIP; 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 72 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

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 $139,703 (17.3% 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 72 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.83% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $194,718
• List price: $169,000
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 High Dr	0.35mi	2/1.0	768 (+12%)	58mo	$175,000	$228	42
506 Henderson Dr	1.15mi	3/2.0 (+1)	728 (+6%)	54mo	$174,900	$240	28
964 Contour Dr	1.86mi	2/1.0	888 (+29%)	15mo	$129,000	$145	26
6019 Apache Moon	0.86mi	2/1.0	784 (+14%)	59mo	$164,987	$210	20

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-31,457
• Equity at exit: $25,198

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-32,578
• 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: 750
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-64

Break-even live

Break-even rent $1,478

Max offer price $159,700

Occupancy floor 100%

Sensitivity live

Price	-10% $53	-5% $-6	+0% $-64	+5% $-123	+10% $-181
Rent	-10% $-175	-5% $-119	+0% $-64	+5% $-9	+10% $46
Rate	-1.0pp $21	-0.5pp $-21	base $-64	+0.5pp $-108	+1.0pp $-153

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: —

Property features AI

Finance

• Other: Possession at closing/fundingFor sale
• HOA & community: Subdivision: Indian Hills / Indian & Comal Hills

Exterior

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

Interior

• Kitchen: Cook topMicrowave ovenStove/RangeRefrigeratorKitchen approximately 10 x 5
• Bedrooms: Master bedroom (lower level), approximately 14 x 12
• Flooring: Ceramic tile floors
• Bathrooms: Two bathrooms total (one full, one half)Master bath with shower only, approximately 6 x 6
• Heating & cooling: Window unit heatingOne window air conditionerOther heating fuel (see remarks)
• Interior features: Ceiling fansChandelierAll window coverings remainOne living area
• Laundry & utility: Washer connectionDryer connection

Listing history 39 events

1. 2026-07-18
   days on market $169,000 Active 72 DOM
2. 2026-07-16
   days on market $169,000 Active 71 DOM
3. 2026-07-15
   days on market $169,000 Active 70 DOM
4. 2026-07-14
   days on market $169,000 Active 69 DOM
5. 2026-07-13
   days on market $169,000 Active 68 DOM
6. 2026-07-13
   days on market $169,000 Active 67 DOM
7. 2026-07-11
   days on market $169,000 Active 66 DOM
8. 2026-07-10
   days on market $169,000 Active 65 DOM
9. 2026-07-09
   days on market $169,000 Active 64 DOM
10. 2026-07-07
    days on market $169,000 Active 62 DOM
11. 2026-07-06
    days on market $169,000 Active 61 DOM
12. 2026-07-05
    days on market $169,000 Active 60 DOM
13. 2026-07-03
    statusdays on market $169,000 Active 58 DOM
14. 2026-07-02
    days on market $169,000 Price Change 57 DOM
15. 2026-07-01
    days on market $169,000 Price Change 56 DOM
16. 2026-06-30
    days on market $169,000 Price Change 55 DOM
17. 2026-06-29
    days on market $169,000 Price Change 54 DOM
18. 2026-06-28
    days on market $169,000 Price Change 53 DOM
19. 2026-06-27
    days on market $169,000 Price Change 52 DOM
20. 2026-06-26
    days on market $169,000 Price Change 51 DOM
21. 2026-06-24
    days on market $169,000 Price Change 49 DOM
22. 2026-06-22
    remarks 699-char remark
23. 2026-06-22
    pricedays on market $169,000 Price Change 47 DOM
24. 2026-06-21
    remarks 683-char remark
25. 2026-06-21
    pricestatusdays on market $164,900 Price Change 46 DOM
26. 2026-06-18
    days on market $169,000 Active 43 DOM
27. 2026-06-17
    days on market $169,000 Active 42 DOM
28. 2026-06-16
    days on market $169,000 Active 41 DOM
29. 2026-06-15
    days on market $169,000 Active 40 DOM
30. 2026-06-13
    days on market $169,000 Active 38 DOM
31. 2026-06-09
    days on market $169,000 Active 34 DOM
32. 2026-06-08
    days on market $169,000 Active 33 DOM
33. 2026-06-07
    days on market $169,000 Active 32 DOM
34. 2026-06-04
    days on market $169,000 Active 29 DOM
35. 2026-06-03
    days on market $169,000 Active 28 DOM
36. 2026-06-02
    days on market $169,000 Active 27 DOM
37. 2026-06-01
    days on market $169,000 Active 26 DOM
38. 2026-05-31
    days on market $169,000 Active 25 DOM
39. 2026-05-05
    listed $169,000 New 598-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: $16,764
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,916
• Taxable loss: −$3,681
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $112/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: 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: 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
• HOA & community: Subdivision: Indian Hills / Indian & Comal Hills

Exterior

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

Interior

• Kitchen: Cook topMicrowave ovenStove/RangeRefrigeratorKitchen approximately 10 x 5
• Bedrooms: Master bedroom (lower level), approximately 14 x 12
• Flooring: Ceramic tile floors
• Bathrooms: Two bathrooms total (one full, one half)Master bath with shower only, approximately 6 x 6
• Heating & cooling: Window unit heatingOne window air conditionerOther heating fuel (see remarks)
• Interior features: Ceiling fansChandelierAll window coverings remainOne living area
• Laundry & utility: Washer connectionDryer connection

Price history

1 event — show timeline

• 2026-05-05 Listed $169,000 LERA