12236 Bening Vly · Schertz, TX 78154

$282,000

4 bd · 2.5 ba · 2,333 sqft · SingleFamily public records · 221 Days on market

Built 2015 7,666 sqft lot Est $357k · 21% under $92/mo HOA · 4% 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 +15.0/15.0
• Cash flow +12.2/30.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained house features * * four bedrooms * * and * * two and a half baths * * , complemented by an * * open floor plan * * that is ideal for entertaining. The entire first floor is carpet-free, enhancing both style and ease of maintenance. The * * master suite is conveniently located on the main floor * * , while the additional bedrooms are situated upstairs, providing added privacy. Enjoy outdoor living with a charming * * covered patio * * , perfect for relaxation or hosting gatherings. The property is conveniently located for quick access to major roads, highways, shopping, and dining. Additionally, the * * seller is willing to contribute to some cl

Key facts

• Open floor plan
• Covered patio
• 7,666 sq ft lot

Tags

• OPEN FLOOR PLAN
• MASTER SUITE ON MAIN FLOOR
• COVERED PATIO
• QUICK ACCESS TO MAJOR ROADS

Property features AI

Finance

• Other: Subdivision: Rhine Valley
• HOA & community: Mandatory HOA; Quarterly HOA fee; HOA transfer fee applies; Neighborhood amenities include park/playground and jogging trails

Exterior

• Parking: 2-car garage
• Utilities: Water service: SAWS; Sewer service: SAWS; Gas supplier: CPS; Electric supplier: CPS
• Home design: South-facing; Pre-owned home; Recent rehab
• Construction: Brick and siding exterior; Slab foundation; Composition roof; Built approximately 11 years ago; Built by D.R. Horton
• Exterior features: Covered patio; Patio slab; Privacy fence; Double-pane windows

Interior

• Kitchen: Eat-in kitchen; Breakfast bar; Walk-in pantry
• Bedrooms: Primary bedroom on lower level (16 x 15); Bedroom 2 (13 x 12); Bedroom 3 (12 x 12); Bedroom 4 (12 x 11)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom with separate tub and shower and double vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Cable TV available; High speed internet; All window coverings remain; Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-54 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (17.4% below list).
• Recommended offer: $233k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents soft (-2.9%/yr); 495 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 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.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,860 (17.4% 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 221 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $356,949
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10157 Galineer Gln	0.35mi	4/2.5	2,338 (+0%)	2mo	$349,990	$150	82
10134 Pine River Dr	0.48mi	4/2.5	2,338 (+0%)	2mo	$339,990	$145	76
10231 Pine River Dr	0.38mi	4/3.0	2,260 (-3%)	1mo	$344,990	$153	74
10269 Bartenheim Dr	0.20mi	4/3.0	2,119 (-9%)	2mo	$324,990	$153	72
10227 Pine River Dr	0.38mi	4/2.5	2,121 (-9%)	1mo	$319,990	$151	66
10106 Pine River Rd	0.54mi	4/3.0	2,165 (-7%)	2mo	$421,990	$195	60
12602 Winding Butte	0.70mi	4/2.0	2,403 (+3%)	1mo	$419,990	$175	59
10110 Pine Riv	0.53mi	4/3.5	2,522 (+8%)	2mo	$429,990	$170	56
10113 Peppercorn Pl	0.54mi	4/3.5	2,522 (+8%)	1mo	$442,990	$176	56
10226 Galineer Gln	0.36mi	5/3.0 (+1)	2,609 (+12%)	1mo	$361,990	$139	56
12811 Prairie Vly	0.36mi	5/3.0 (+1)	2,609 (+12%)	2mo	$369,990	$142	55
10223 Pine River Dr	0.38mi	5/3.0 (+1)	2,609 (+12%)	2mo	$363,490	$139	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-55,990
• Equity at exit: $42,047

10-year hold

• IRR: -23.0%
• Equity multiple: -0.01×
• Total profit: $-79,591
• Equity at exit: $24,382

Cash invested: $78,960 (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 78154

• Home prices YoY: -17.6%
• Rents YoY: -2.9%
• Active inventory: 495
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,329 high
• Mortgage (P&I): −$1,479
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$118
• HOA: −$92
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-54

Break-even live

Break-even rent $2,398

Max offer price $272,373

Occupancy floor 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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12371 Erstein Vly Selma, TX	4.0	2.0	1901	$1,900	$1.00	24d	1	0.05mi
12341 Erstein Vly Selma, TX	4.0	2.0	1702	$1,841	$1.08	4d	1	0.06mi
10151 Bussang Rd Schertz, TX	5.0	3.5	2812	$2,825	$1.00	20d	1	0.08mi
10051 Mulhouse Dr Schertz, TX	5.0	2.5	2945	$3,200	$1.09	24d	1	0.19mi
9942 Sarrebourg St Schertz, TX	4.0	3.0	1904	$2,000	$1.05	4d	1	0.48mi
11622 Blossom Blf Schertz, TX	3.0	2.5	2129	$2,200	$1.03	2d	1	0.73mi
10226 Shadowy Dusk Schertz, TX	4.0	2.5	2413	$2,297	$0.95	22d	1	0.81mi
12025 Vignette Schertz, TX	4.0	3.5	2793	$2,900	$1.04	10d	1	0.89mi
3013 Muntjac Schertz, TX	4.0	2.5	2280	$2,100	$0.92	44d	1	0.97mi
10419 Monicas Crk Schertz, TX	3.0	2.5	1966	$2,200	$1.12	11d	1	0.98mi
3129 Turquoise Schertz, TX	4.0	2.5	2339	$2,097	$0.90	24d	1	0.99mi
9104 Gila Bnd Schertz, TX	3.0	2.0	1780	$2,350	$1.32	2d	1	1.03mi
9107 Curling Post Schertz, TX	4.0	3.0	2785	$2,900	$1.04	44d	1	1.07mi
9337 Canopy Bnd Schertz, TX	4.0	2.0	1880	$2,700	$1.44	2d	1	1.08mi
9018 Canopy Bnd Schertz, TX	3.0	2.0	1880	$2,600	$1.38	2d	1	1.11mi
9010 Canopy Bnd Schertz, TX	4.0	3.0	3180	$3,100	$0.97	2d	1	1.13mi
8927 Green Grant Schertz, TX	3.0	2.0	1636	$2,195	$1.34	2d	1	1.15mi
11526 Hollering Pass Schertz, TX	4.0	2.5	3014	$3,000	$1.00	10d	1	1.35mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 25 events

1. 2026-06-18
   days on market $282,000 Active 221 DOM
2. 2026-06-17
   days on market $282,000 Active 220 DOM
3. 2026-06-16
   days on market $282,000 Active 219 DOM
4. 2026-06-13
   days on market $282,000 Active 216 DOM
5. 2026-06-13
   days on market $282,000 Active 215 DOM
6. 2026-06-09
   days on market $282,000 Active 212 DOM
7. 2026-06-08
   days on market $282,000 Active 211 DOM
8. 2026-06-07
   days on market $282,000 Active 210 DOM
9. 2026-06-04
   days on market $282,000 Active 207 DOM
10. 2026-06-03
    days on market $282,000 Active 206 DOM
11. 2026-06-02
    days on market $282,000 Active 205 DOM
12. 2026-06-01
    days on market $282,000 Active 204 DOM
13. 2026-05-31
    days on market $282,000 Active 203 DOM
14. 2026-05-15
    price $282,000
15. 2026-02-03
    price $287,000
16. 2025-11-08
    listed $290,000 New
17. 2025-10-30
    historical
18. 2025-09-25
    price $325,000
19. 2025-08-11
    listed $345,000 New
20. 2024-11-16
    historical $2,050
21. 2024-11-09
    price $2,050
22. 2024-10-18
    price $2,100
23. 2024-10-11
    price $2,200
24. 2024-09-25
    listed $2,250
25. 2022-08-07
    price $2,195

ⓘ 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: $2,469 · $206/mo
• Projected year-2 tax: $5,161 · $430/mo
• Expected delta: +$2,692/yr (+$224/mo · 109.0%)

ⓘ 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 ≥108°F today · 21 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: $27,943
• − Mortgage interest: −$15,796
• − Property taxes: −$2,469
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$1,104
• − Depreciation: −$8,204
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $669/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): 41,907
• Household income: $100,572
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 776.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 32% Two or more races 19% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.53%
• Current HPI: 222.8314
• Rent YoY: ▼ -2.86%
• 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

+12747.4% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $282,000 LERA
• 2026-02-03 Price Changed $287,000 LERA
• 2025-11-08 Listed $290,000 LERA
• 2025-10-30 Listing Removed — LERA
• 2025-09-25 Price Changed $325,000 LERA
• 2025-08-11 Listed $345,000 LERA
• 2024-11-16 Rental Removed $2,050 APPFOLIO
• 2024-11-09 Price Changed $2,050 APPFOLIO
• 2024-10-18 Price Changed $2,100 APPFOLIO
• 2024-10-11 Price Changed $2,200 APPFOLIO
• 2024-09-25 Listed for Rent $2,250 APPFOLIO
• 2022-08-07 Price Changed $2,195 RENT.

Property tax history

+14.7%/yr

Latest (2025): $2,469 · -70.7% YoY. Source: county tax records.