2057 Indian Hls · Canyon Lake, TX 78070

$169,750

2 bd · 2.0 ba · 1,088 sqft · Manufactured public records · 149 Days on market

Built 1994 0.67 ac lot $156/sqft · 32% below area Est $248k · 32% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on an oversized lot, this property offers ample space for Garage/shop or Carport. Enjoy easy access to Hwy 281 and nearby shopping, all within the highly regarded Comal County school district. Outdoor recreation is at your fingertips with Canyon Lake and the Guadalupe River just minutes away. The fully fenced backyard (High Fence)includes a lockable gate, while covered front and back porches provide great spaces to relax. Inside, the home features generously sized bedrooms throughout. Lot is level and close to Hwy 281 set back jus

Key facts

• Lockable gate
• Oversized lot
• 0.67 acre lot

Tags

• OVERSIZED LOT
• EASY ACCESS TO HWY 281
• FULLY FENCED BACKYARD
• LOCKABLE GATE
• COVERED FRONT AND BACK PORCHES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $158k (7.2% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: schools C-, amenities F, commute 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.
• Market conditions: 633 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 16% 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 149 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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: major wind risk, 67% 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 $149,380 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $247,983
• List price: $169,750
• Delta: -31.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 N Rip Frd	0.39mi	3/2.5 (+1)	1,216 (+12%)	6mo	$120,000	$99	50

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,711
• Equity at exit: $25,310

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,511
• Equity at exit: $14,677

Cash invested: $47,530 (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: 633
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$890
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $202

Break-even live

Break-even rent $1,320

Max offer price $169,750

Occupancy floor 82%

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: $42,438
• Closing costs: $5,092
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1197 Chisolm Trl Unit A Spring Branch, TX	3.0	2.0	1226	$1,450	$1.18	44d	1	0.19mi
3133 Puter Creek Rd Unit B Canyon Lake, TX	1.0	1.0	816	$1,300	$1.59	20d	1	0.23mi
109 High Dr Spring Branch, TX	2.0	3.0	1200	$1,550	$1.29	44d	1	0.27mi
2341 Puter Creek Rd Spring Branch, TX	2.0	2.0	1000	$1,700	$1.70	44d	1	0.35mi
229 High Dr Unit A Spring Branch, TX	2.0	2.5	1283	$1,500	$1.17	4d	1	0.38mi
229 High Dr Unit B Spring Branch, TX	2.0	2.5	1283	$1,690	$1.32	44d	1	0.38mi
529 Lone Shadow Dr Unit A Spring Branch, TX	1.0	1.5	1208	$1,540	$1.27	13d	1	0.51mi
2381 Cypress Gardens Blvd Spring Branch, TX	2.0	1.0	800	$1,195	$1.49	44d	1	1.17mi
2455 Golf Dr Spring Branch, TX	3.0	2.0	1246	$1,550	$1.24	44d	1	1.29mi
2519 Golf Dr Spring Branch, TX	3.0	2.0	1144	$1,600	$1.40	15d	1	1.30mi
2519 Golf Dr Spring Branch, TX	3.0	2.0	1144	$1,600	$1.40	24d	1	1.30mi
752 Cimarron Unit B Spring Branch, TX	2.0	2.0	901	$1,245	$1.38	44d	1	1.35mi
208 Crestview Ln Spring Branch, TX	2.0	2.0	900	$1,200	$1.33	15d	1	1.37mi
184 Crestview Ln Spring Branch, TX	3.0	2.0	1154	$1,495	$1.30	44d	1	1.37mi
263 Stacie Ann Dr Spring Branch, TX	1.0	1.0	780	$1,070	$1.37	24d	1	1.44mi
418 Cimarron Spring Branch, TX	3.0	2.0	1091	$1,595	$1.46	24d	1	1.44mi
418 Cimarron Spring Branch, TX	3.0	2.0	1091	$1,600	$1.47	15d	1	1.44mi

Listing history 37 events

1. 2026-06-18
   days on market $169,750 Active 149 DOM
2. 2026-06-17
   days on market $169,750 Active 148 DOM
3. 2026-06-16
   days on market $169,750 Active 147 DOM
4. 2026-06-15
   days on market $169,750 Active 146 DOM
5. 2026-06-13
   days on market $169,750 Active 144 DOM
6. 2026-06-09
   days on market $169,750 Active 140 DOM
7. 2026-06-08
   days on market $169,750 Active 139 DOM
8. 2026-06-07
   days on market $169,750 Active 138 DOM
9. 2026-06-04
   days on market $169,750 Active 135 DOM
10. 2026-06-03
    days on market $169,750 Active 134 DOM
11. 2026-06-02
    days on market $169,750 Active 133 DOM
12. 2026-06-02
    days on market $169,750 Active 132 DOM
13. 2026-05-31
    days on market $169,750 Active 131 DOM
14. 2026-01-19
    listed $169,750 New 545-char remark

    Show marketing remark (545 chars)

    Situated on an oversized lot, this property offers ample space for Garage/shop or Carport. Enjoy easy access to Hwy 281 and nearby shopping, all within the highly regarded Comal County school district. Outdoor recreation is at your fingertips with Canyon Lake and the Guadalupe River just minutes away. The fully fenced backyard (High Fence)includes a lockable gate, while covered front and back porches provide great spaces to relax. Inside, the home features generously sized bedrooms throughout. Lot is level and close to Hwy 281 set back jus

15. 2024-07-19
    soldstatus Sold 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

16. 2024-07-19
    soldstatus

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

17. 2024-07-10
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

18. 2024-07-10
    status Pending

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

19. 2024-06-15
    historical Active Under Contract

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

20. 2024-06-15
    historical Active Option 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

21. 2024-05-06
    price $159,000 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

22. 2024-05-05
    price $159,000
23. 2024-04-05
    listed $169,000 Active
24. 2024-04-04
    price $169,000 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

25. 2024-03-01
    listed $174,000 New 410-char remark

    Show marketing remark (410 chars)

    Oversized lot room for all your toys, pets, gardens ect..Easy access to Hwy 281 and shopping, Comal county school district lots of recreation in the area, Canyon Lake ,Guadalupe River just minutes away. Back yard is completely fenced and has a gate that can be locked. Front and back covered porches. Bedroom sizes are spacious washer dryer remain. Financing available come enjoy country living at its finest.

26. 2018-03-23
    soldstatus
27. 2018-03-22
    soldstatus Sold
28. 2018-02-27
    historical Active Option
29. 2018-02-11
    listed $84,500 New
30. 2017-11-03
    historical
31. 2017-11-02
    historical
32. 2017-08-19
    price $89,500
33. 2017-08-18
    price $89,500
34. 2017-06-28
    soldstatus
35. 2017-06-10
    listed $95,500 New
36. 2017-06-09
    listed $95,500 Active
37. 2002-07-19
    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: $984 · $82/mo
• Projected year-2 tax: $3,106 · $259/mo
• Expected delta: +$2,122/yr (+$177/mo · 215.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 22 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: $18,907
• − Mortgage interest: −$9,509
• − Property taxes: −$984
• − Insurance: −$849
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,938
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $2,517/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: 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

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 · 206,262 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: 73.0

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%

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%

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

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

+77.7% since first listed

24 events — show timeline

• 2026-01-19 Listed $169,750 LERA
• 2024-07-19 Sold (MLS) — LERA
• 2024-07-19 Sold (Public Records) — Public Records
• 2024-07-10 Pending — LERA
• 2024-07-10 Pending — CTXMLS
• 2024-06-15 Contingent — CTXMLS
• 2024-06-15 Contingent — LERA
• 2024-05-06 Price Changed $159,000 LERA
• 2024-05-05 Price Changed $159,000 CTXMLS
• 2024-04-05 Listed $169,000 CTXMLS
• 2024-04-04 Price Changed $169,000 LERA
• 2024-03-01 Listed $174,000 LERA
• 2018-03-23 Sold (Public Records) — Public Records
• 2018-03-22 Sold (MLS) — LERA
• 2018-02-27 Contingent — LERA
• 2018-02-11 Listed $84,500 LERA
• 2017-11-03 Listing Removed — CTXMLS
• 2017-11-02 Listing Removed — LERA
• 2017-08-19 Price Changed $89,500 LERA
• 2017-08-18 Price Changed $89,500 CTXMLS
• 2017-06-28 Sold (Public Records) — Public Records
• 2017-06-10 Listed $95,500 LERA
• 2017-06-09 Listed $95,500 CTXMLS
• 2002-07-19 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2026): $984 · +10.0% YoY. Source: county tax records.