135 Navajo Cir · Cibolo, TX 78108

$215,000

4 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 29 Days on market

Built 1985 7,322 sqft lot Est $219k · at est.

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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 +17.1/30.0
• ARV discount +8.2/15.0
• DSCR +5.3/10.0
• Appreciation +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NO HOA, This move in ready home features granite countertops, fully renovated, recessed lighting, updated flooring, central air and heat throughout the home, a new water heater, and a new 30 year architectural roof. Originally a 3 bedroom home, the converted garage adds a spacious fourth bedroom, walk-in closet, laundry area, and additional storage space, offering flexible living options for a growing family, guest room, office, or hobby space. Large backyard with mature trees plus an insulated storage shed with electricity, perfect for a workshop, hangout area, gym, or extra storage. Conveniently located within walking distance to shopping, restaurants, and entertainment, and only blocks from HEB and Walmart. Located in a top-rated school district, Steele High School. * * Cash Offers and Conventional Financing Preferred * * NO HOA! Beautifully remodeled brick family home with strong bones, located on a quiet cul-de-sac in a highly desirable area.

Key facts

• Fully renovated
• Central air and heat
• New water heater

Tags

• GRANITE COUNTERTOPS
• FULLY RENOVATED
• RECESSED LIGHTING
• UPDATED FLOORING
• CENTRAL AIR AND HEAT
• NEW WATER HEATER

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Parking: Attached garage; Driveway; Garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1985; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Porch; Storage; Shed(s); Located on a cul-de-sac

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Rooms include bedrooms (total rooms listed above)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Granite counters; 4 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $206k (4.2% below list).
• Recommended offer: $206k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.3% in Cibolo — 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 72/100 on livability (#261 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Wiederstein El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 551 students, 38% 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 32% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of equity ($1k 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.
• At projected returns (0.5% appreciation + 2.4% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $206,046 (4.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $218,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Dobie	0.51mi	4/1.5	1,293 (-8%)	8mo	$199,900	$155	53

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: 2.3%
• Equity multiple: 1.11×
• Total profit: $6,797
• Equity at exit: $67,534

10-year hold

• IRR: 6.9%
• Equity multiple: 1.78×
• Total profit: $47,094
• Equity at exit: $85,373

Cash invested: $60,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$262 /mo · $3,147/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $148

Break-even live

Break-even rent $1,873

Max offer price $215,000

Occupancy floor 88%

Sensitivity live

Price	-10% $270	-5% $209	+0% $148	+5% $88	+10% $27
Rent	-10% $-14	-5% $67	+0% $148	+5% $230	+10% $311
Rate	-1.0pp $257	-0.5pp $203	base $148	+0.5pp $93	+1.0pp $36

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Santa Clara St Cibolo, TX	3.0	2.0	1740	$1,750	$1.01	14d	1	0.50mi
132 Niemietz Cv Cibolo, TX	3.0	2.0	1596	$1,900	$1.19	25d	1	0.68mi
211 Grand Ave Cibolo, TX	3.0	1.0–2.0	948	$1,865	$1.97	3d	36	0.71mi
325 Colbert Fry Cibolo, TX	3.0	2.0	1442	$2,050	$1.42	25d	1	0.82mi
224 Broad Oak Dr Cibolo, TX	3.0	1.0–2.0	966	$1,912	$1.98	0d	33	0.94mi
804 Red Riv Cibolo, TX	3.0	2.0	1650	$1,950	$1.18	19d	1	1.03mi
568 Lilac Shls Cibolo, TX	4.0	2.0	1847	$2,200	$1.19	19d	1	1.14mi
315 Cibolo Cmns Cibolo, TX	1.0–3.0	1.0–2.0	1052	$2,086	$1.98	3d	22	1.15mi
314 Scotch Rose Ln Cibolo, TX	3.0	2.0	1719	$1,800	$1.05	25d	1	1.27mi
124 Anvil Pl Cibolo, TX	3.0	2.0	1398	$1,700	$1.22	25d	1	1.30mi
153 Bentwood Ranch Dr Cibolo, TX	3.0	2.0	1544	$1,695	$1.10	25d	1	1.30mi
116 Lone Star Way Cibolo, TX	3.0	2.0	1350	$1,700	$1.26	0d	1	1.32mi
528 Whispering Wl Cibolo, TX	3.0–5.0	2.0–3.5	2059	$2,581	$1.25	0d	2	1.34mi
501 FM 3009 Schertz, TX	1.0–3.0	1.0–2.0	873	$2,229	$2.55	20d	18	1.36mi
233 Rattlesnake Way Cibolo, TX	4.0	2.5	1816	$1,855	$1.02	25d	1	1.43mi
325 Longhorn Way Cibolo, TX	3.0	2.0	1650	$1,800	$1.09	4d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $215,000 Active 29 DOM
2. 2026-06-18
   days on market $215,000 Active 26 DOM
3. 2026-06-17
   days on market $215,000 Active 25 DOM
4. 2026-06-16
   days on market $215,000 Active 24 DOM
5. 2026-06-15
   days on market $215,000 Active 23 DOM
6. 2026-06-13
   days on market $215,000 Active 21 DOM
7. 2026-06-13
   days on market $215,000 Active 20 DOM
8. 2026-06-09
   days on market $215,000 Active 17 DOM
9. 2026-06-08
   days on market $215,000 Active 16 DOM
10. 2026-06-07
    days on market $215,000 Active 15 DOM
11. 2026-06-04
    days on market $215,000 Active 12 DOM
12. 2026-06-03
    days on market $215,000 Active 11 DOM
13. 2026-06-02
    days on market $215,000 Active 10 DOM
14. 2026-06-01
    days on market $215,000 Active 9 DOM
15. 2026-05-31
    days on market $215,000 Active 8 DOM
16. 2026-05-23
    listed $215,000 Active
17. 2026-05-20
    listed $215,000 Active 964-char remark

    Show marketing remark (964 chars)

    NO HOA, This move in ready home features granite countertops, fully renovated, recessed lighting, updated flooring, central air and heat throughout the home, a new water heater, and a new 30 year architectural roof. Originally a 3 bedroom home, the converted garage adds a spacious fourth bedroom, walk-in closet, laundry area, and additional storage space, offering flexible living options for a growing family, guest room, office, or hobby space. Large backyard with mature trees plus an insulated storage shed with electricity, perfect for a workshop, hangout area, gym, or extra storage. Conveniently located within walking distance to shopping, restaurants, and entertainment, and only blocks from HEB and Walmart. Located in a top-rated school district, Steele High School. * * Cash Offers and Conventional Financing Preferred * * NO HOA! Beautifully remodeled brick family home with strong bones, located on a quiet cul-de-sac in a highly desirable area.

18. 2015-03-27
    soldstatus
19. 2015-03-24
    soldstatus Sold 378-char remark

    Show marketing remark (378 chars)

    Beautifully remodeled family home located on a quiet "cul-de-sac". Professionally updated to include tile & wood flooring, richly textured walls and a converted garage into a fourth bedroom, walk-in closet, utility room and additional storage. Great backyard with mature trees and a storage shed with an extra feature that your kids will love...a BATTING CAGE !!

20. 2015-02-27
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Beautifully remodeled family home located on a quiet "cul-de-sac". Professionally updated to include tile & wood flooring, richly textured walls and a converted garage into a fourth bedroom, walk-in closet, utility room and additional storage. Great backyard with mature trees and a storage shed with an extra feature that your kids will love...a BATTING CAGE !!

21. 2015-02-15
    historical Active Option 378-char remark

    Show marketing remark (378 chars)

    Beautifully remodeled family home located on a quiet "cul-de-sac". Professionally updated to include tile & wood flooring, richly textured walls and a converted garage into a fourth bedroom, walk-in closet, utility room and additional storage. Great backyard with mature trees and a storage shed with an extra feature that your kids will love...a BATTING CAGE !!

22. 2015-01-20
    price $110,000 378-char remark

    Show marketing remark (378 chars)

    Beautifully remodeled family home located on a quiet "cul-de-sac". Professionally updated to include tile & wood flooring, richly textured walls and a converted garage into a fourth bedroom, walk-in closet, utility room and additional storage. Great backyard with mature trees and a storage shed with an extra feature that your kids will love...a BATTING CAGE !!

23. 2015-01-09
    listed $112,500 Active 378-char remark

    Show marketing remark (378 chars)

    Beautifully remodeled family home located on a quiet "cul-de-sac". Professionally updated to include tile & wood flooring, richly textured walls and a converted garage into a fourth bedroom, walk-in closet, utility room and additional storage. Great backyard with mature trees and a storage shed with an extra feature that your kids will love...a BATTING CAGE !!

24. 2002-05-01
    soldstatus

ⓘ 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: $3,147 · $262/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$788/yr (+$66/mo · 25.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $24,726
• − Mortgage interest: −$12,043
• − Property taxes: −$3,147
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,255
• Taxable loss: −$1,750
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $2,202/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 — Cibolo

• Score: 72/100
• State rank: #261
• US rank: #6177

Category grades

Amenities F Commute F Cost of living B+ 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: Cibolo, 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

+91.1% since first listed

9 events — show timeline

• 2026-05-23 Listed $215,000 HARMLS
• 2026-05-20 Listed $215,000 FSBO.com
• 2015-03-27 Sold (Public Records) — Public Records
• 2015-03-24 Sold (MLS) — LERA
• 2015-02-27 Pending — LERA
• 2015-02-15 Contingent — LERA
• 2015-01-20 Price Changed $110,000 LERA
• 2015-01-09 Listed $112,500 LERA
• 2002-05-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,147 · +0.6% YoY. Source: county tax records.