715 Eagles Gln · Schertz, TX 78108

$259,000

3 bd · 2.5 ba · 1,955 sqft · SingleFamily public records · 19 Days on market

Built 2007 6,838 sqft lot Est $289k · 10% under $33/mo HOA · 2% of rent

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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 +12.2/15.0
• Cash flow +9.0/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFUL, GENTLY LIVED IN HOME READY FOR A NEW OWNER. GORGEOUS BAMBOO WOOD FLOORS DOWNSTAIRS AND ON THE STAIRS. HOME FEATURES 2 LIVING AREAS, TWO DINING AREAS, SPRINKLER SYSTEM AND A LARGE BACK YARD. GREAT LOCATION IN A WONDERFUL COMMUNITY WITH BEAUTIFUL POOL AND PARK. CLOSE TO EVERYTHING WITH LOW GUADALUPE TAXES CLIENTS WILL LOVE THIS HOME.

Key facts

• Breakfast nook
• Open floor plan
• Covered patio

Tags

• OPEN FLOOR PLAN
• BREAKFAST NOOK
• FENCED BACKYARD
• COVERED PATIO
• FAMILY ROOM

Property features AI

Finance

• HOA & community: Mandatory HOA; Neighborhood amenities include a pool and a park/playground; HOA fee $396 annually; Association transfer fee $250

Exterior

• Parking: 2-car garage
• Utilities: Water system available; Sewer system available
• Home design: Pre-owned brick home; Approximately 19 years old; Slab foundation; Composition roof
• Construction: Brick exterior; Slab foundation; Composition roofing
• Exterior features: Covered patio with patio slab; Privacy fence

Interior

• Kitchen: Built-in oven; Stove/Range; Dishwasher; Garbage disposal; Eat-in kitchen (11 x 11)
• Bedrooms: Primary bedroom with full bath (19 x 12); Bedroom 2 (10 x 13); Bedroom 3 (11 x 13)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Two full bathrooms and one half bathroom; Primary bath with separate tub and shower and garden tub (13 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Two living areas with a loft; Living/dining room combination plus separate dining room; Eat-in kitchen and breakfast area; Utility room located inside; All bedrooms are on the upper level; All window coverings remain
• Laundry & utility: Washer and dryer connections; Utility room (9 x 5) inside the home

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (16.6% below list).
• Recommended offer: $216k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% 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.
• Zoned schools: John A Sippel El (math 40% / reading 41%, grade F, #1,490 of 4,322 statewide, top 35%, 743 students, 35% FRL); Dobie J H (math 51% / reading 53%, grade C+, #301 of 1,662 statewide, top 19%, 1,347 students, 31% 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 30% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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.

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 $216,009 (16.6% 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. 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. 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: 0.83% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $289,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2828 Ashwood	0.21mi	3/2.0	1,947 (-0%)	9mo	$320,000	$164	80
2977 Ashwood	0.23mi	3/2.5	2,114 (+8%)	3mo	$296,000	$140	73
2820 Mineral Spgs	0.21mi	3/2.0	2,092 (+7%)	5mo	$350,000	$167	72
3330 Charleston	0.66mi	3/2.0	1,996 (+2%)	1mo	$330,000	$165	63
569 Foxford Run Dr	0.65mi	3/2.5	1,928 (-1%)	7mo	$243,900	$127	62
2512 Sir Barton Bay Dr	0.63mi	3/2.5	1,928 (-1%)	9mo	$255,000	$132	61
2617 Crusader	0.39mi	3/2.0	1,745 (-11%)	2mo	$269,900	$155	60
2541 Hourless Oaks	0.55mi	3/2.0	1,985 (+2%)	11mo	$315,000	$159	60
5013 Whisper Cv	0.70mi	3/2.5	1,953 (-0%)	12mo	$275,000	$141	57
2557 Sir Barton Bay	0.50mi	3/2.5	2,195 (+12%)	1mo	$325,000	$148	56
520 Foxford Run Dr	0.63mi	3/2.5	2,152 (+10%)	8mo	$310,000	$144	48
714 Secretariat	0.61mi	3/2.5	2,152 (+10%)	11mo	$315,000	$146	46

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: -4.5%
• Equity multiple: 0.78×
• Total profit: $-15,883
• Equity at exit: $81,355

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $5,499
• Equity at exit: $102,845

Cash invested: $72,520 (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: 761
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,160 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$410 /mo · $4,926/yr
• Insurance: −$108
• HOA: −$33
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-203

Break-even live

Break-even rent $2,417

Max offer price $223,112

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-130	+0% $-203	+5% $-276	+10% $-350
Rent	-10% $-374	-5% $-288	+0% $-203	+5% $-118	+10% $-33
Rate	-1.0pp $-73	-0.5pp $-137	base $-203	+0.5pp $-270	+1.0pp $-339

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	0d	1	0.08mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	25d	1	0.08mi
571 American Flag Schertz, TX	3.0	2.5	2380	$2,200	$0.92	23d	1	0.43mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	25d	1	0.65mi
3410 Sherwin Dr Schertz, TX	3.0	2.5	2329	$1,850	$0.79	5d	1	0.66mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	25d	1	0.71mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	25d	1	0.74mi
3438 Columbia Dr Cibolo, TX	3.0	2.5	2312	$1,970	$0.85	45d	1	0.81mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	25d	1	0.92mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	4d	1	1.05mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	6d	1	1.18mi
18508 Ripps Kreusler Schertz, TX	1.0–3.0	1.0–2.5	1061	$2,499	$2.36	0d	54	1.21mi
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	45d	1	1.21mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	25d	1	1.25mi
125 Creek Run Cibolo, TX	4.0	2.5	2550	$1,850	$0.73	25d	1	1.29mi
5744 Columbia Dr Cibolo, TX	3.0	2.5	2405	$2,029	$0.84	25d	1	1.30mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	25d	1	1.39mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	25d	1	1.43mi
204 N Willow Way Cibolo, TX	3.0	2.0	1724	$1,750	$1.02	6d	1	1.44mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	25d	1	1.46mi
224 Willow Crst Cibolo, TX	3.0	2.5	2275	$1,750	$0.77	25d	1	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-21
   statusdays on market $259,000 Active 19 DOM
2. 2026-06-18
   days on market $259,000 Price Change 16 DOM
3. 2026-06-17
   days on market $259,000 Price Change 15 DOM
4. 2026-06-16
   days on market $259,000 Price Change 14 DOM
5. 2026-06-15
   days on market $259,000 Price Change 13 DOM
6. 2026-06-13
   days on market $259,000 Price Change 11 DOM
7. 2026-06-13
   days on market $259,000 Price Change 10 DOM
8. 2026-06-09
   pricestatusdays on market $259,000 Price Change 7 DOM
9. 2026-06-08
   days on market $269,000 New 6 DOM
10. 2026-06-07
    days on market $269,000 New 5 DOM
11. 2026-06-04
    days on market $269,000 New 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $269,000 New 1 DOM

ⓘ 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: $4,926 · $410/mo
• Projected year-2 tax: $4,926 · $410/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: $25,921
• − Mortgage interest: −$14,508
• − Property taxes: −$4,926
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$396
• − Depreciation: −$7,535
• Taxable loss: −$6,886
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-785/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

+50.3% since first listed

24 events — show timeline

• 2026-06-02 Listed $269,000 LERA
• 2019-06-21 Sold (Public Records) — Public Records
• 2019-06-10 Pending — LERA
• 2019-06-07 Sold (MLS) — LERA
• 2019-05-08 Contingent — LERA
• 2019-05-05 Price Changed $209,900 LERA
• 2019-04-11 Listed $219,900 LERA
• 2015-04-17 Sold (Public Records) — Public Records
• 2015-04-09 Sold (MLS) — LERA
• 2015-03-18 Pending — LERA
• 2015-03-11 Contingent — LERA
• 2015-03-06 Listed $169,900 LERA
• 2015-02-23 Listing Removed — LERA
• 2015-02-05 Listed $175,000 LERA
• 2013-06-06 Listing Removed — LERA
• 2013-04-01 Listed $169,500 LERA
• 2013-03-15 Listing Removed — LERA
• 2013-03-07 Listed $172,500 LERA
• 2012-04-17 Listing Removed — LERA
• 2011-12-06 Listed $164,500 LERA
• 2011-07-14 Listing Removed — LERA
• 2011-06-27 Listed $176,126 LERA
• 2010-06-30 Listing Removed — LERA
• 2010-05-03 Listed $179,000 LERA

Property tax history

+0.8%/yr

Latest (2026): $4,926 · -8.8% YoY. Source: county tax records.