1075 Driftwind Dr · Canyon Lake, TX 78133

$289,000

2 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 166 Days on market

Built 1977 5,998 sqft lot $212/sqft · 10% below area Est $343k · 16% under ↓ 7% since listing

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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 +14.6/15.0
• Cash flow +8.1/30.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located a block from the lake's edge, this charming remodeled lake house offers modern comfort and serene views. The family room features a cozy fireplace for those chilly Texas months. The kitchen boasts granite counters, stainless appliances, large pantry and a breakfast bar. Two walk-in showers provide luxury, and the master bedroom's balcony offers a peek-a-boo lake view. Outside, a peaceful deck, storage shed, and carport complement the fully fenced yard. Conveniently located near two boat ramps, it's an ideal retreat for lake lovers seeking both relaxation and adventure. This is a true gem! Conveniently located near two boat ramps, it's an ideal retreat for lake lovers seeking both relaxation and adventure. FULLY FURNISHED, LOAN PER QUALIFICATION IN HAND REQUIRED PRIOR TO SHOWING. Please email at [email protected] if interested

Key facts

• Stainless appliances
• Remodeled lake house
• Large pantry

Tags

• REMODELED LAKE HOUSE
• COZY FIREPLACE
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• LARGE PANTRY
• BREAKFAST BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (29.9% below list).
• Recommended offer: $203k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.2% 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: Rents soft (-1.2%/yr); 1029 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 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 $9k 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 166 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 11 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: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,629 (29.9% 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 166 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 11.9

CMA / ARV

• ARV (median comp): $343,072
• List price: $289,000
• Delta: -15.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Edge Hl	0.15mi	2/3.0	1,240 (-9%)	8mo	$265,000	$214	67
545 Wagon Wheel	0.65mi	2/1.0	1,372 (+1%)	13mo	$239,000	$174	53
596 Riviera Dr	0.53mi	3/2.0 (+1)	1,477 (+9%)	10mo	$349,900	$237	48
4272 Morningside Way	0.75mi	3/2.0 (+1)	1,327 (-2%)	19mo	$289,900	$218	40

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: -26.7%
• Equity multiple: 0.12×
• Total profit: $-71,195
• Equity at exit: $43,091

10-year hold

• IRR: -37.7%
• Equity multiple: -0.34×
• Total profit: $-108,769
• Equity at exit: $24,987

Cash invested: $80,920 (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 78133

• Home prices YoY: -33.8%
• Rents YoY: -1.2%
• Active inventory: 1029
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$254 /mo · $3,043/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-289

Break-even live

Break-even rent $2,392

Max offer price $237,992

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-207	+0% $-289	+5% $-371	+10% $-452
Rent	-10% $-449	-5% $-369	+0% $-289	+5% $-209	+10% $-129
Rate	-1.0pp $-143	-0.5pp $-215	base $-289	+0.5pp $-364	+1.0pp $-440

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
693 Riviera Dr Canyon Lake, TX	3.0	2.0	1776	$2,995	$1.69	45d	1	0.43mi
2676 Woodcrest Dr Canyon Lake, TX	3.0	2.0	1180	$2,100	$1.78	45d	1	0.66mi
4348 Morningside Way Canyon Lake, TX	2.0	2.0	1166	$1,550	$1.33	21d	1	0.77mi
1569 Comfort Unit Na Canyon Lake, TX	3.0	2.0	1200	$1,950	$1.62	16d	1	0.78mi
1569 Comfort Canyon Lake, TX	3.0	2.0	1200	$1,950	$1.62	19d	1	0.78mi
612 Mockingbird Dr Canyon Lake, TX	3.0	2.0	1420	$1,950	$1.37	12d	1	0.87mi
1198 Green Hill Dr Canyon Lake, TX	3.0	2.0	1207	$1,775	$1.47	5d	1	0.95mi
1235 Green Hill Dr Canyon Lake, TX	3.0	2.0	1326	$1,800	$1.36	45d	1	0.99mi
1104 Blueridge Dr Canyon Lake, TX	2.0	2.0	1250	$1,700	$1.36	45d	1	1.00mi
520 Lake Frst Canyon Lake, TX	3.0	3.0	1606	$3,125	$1.95	23d	1	1.39mi

Listing history 44 events

1. 2026-06-21
   days on market $289,000 Active 166 DOM
2. 2026-06-18
   days on market $289,000 Active 163 DOM
3. 2026-06-17
   days on market $289,000 Active 162 DOM
4. 2026-06-16
   days on market $289,000 Active 161 DOM
5. 2026-06-15
   days on market $289,000 Active 160 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on marketlisting id $289,000 Active 158 DOM
8. 2026-06-09
   days on market $289,000 Active 28 DOM
9. 2026-06-08
   days on market $289,000 Active 27 DOM
10. 2026-06-07
    days on market $289,000 Active 26 DOM
11. 2026-06-04
    days on market $289,000 Active 23 DOM
12. 2026-06-03
    days on market $289,000 Active 22 DOM
13. 2026-06-02
    days on market $289,000 Active 21 DOM
14. 2026-06-02
    days on market $289,000 Active 20 DOM
15. 2026-05-31
    days on market $289,000 Active 19 DOM
16. 2026-05-12
    listed $289,000 Active 846-char remark

    Show marketing remark (846 chars)

    Located a block from the lake's edge, this charming remodeled lake house offers modern comfort and serene views. The family room features a cozy fireplace for those chilly Texas months. The kitchen boasts granite counters, stainless appliances, large pantry and a breakfast bar. Two walk-in showers provide luxury, and the master bedroom's balcony offers a peek-a-boo lake view. Outside, a peaceful deck, storage shed, and carport complement the fully fenced yard. Conveniently located near two boat ramps, it's an ideal retreat for lake lovers seeking both relaxation and adventure. This is a true gem! Conveniently located near two boat ramps, it's an ideal retreat for lake lovers seeking both relaxation and adventure. FULLY FURNISHED, LOAN PER QUALIFICATION IN HAND REQUIRED PRIOR TO SHOWING. Please email at [email protected] if interested

17. 2026-01-06
    listed $289,000 Active 749-char remark

    Show marketing remark (749 chars)

    Discover the beauty of lake life in a fully furnished home, located a block from the lake's edge, this charming remodeled lake house offers modern comfort and serene views. The family room features a cozy fireplace for those chilly Texas months. The kitchen boasts granite counters, stainless appliances, large pantry and a breakfast bar. Two walk-in showers provide luxury, and the master bedroom's balcony offers a peek-a-boo lake view. Outside, a peaceful deck, storage shed, and carport complement the fully fenced yard. Conveniently located near two boat ramps, it's an ideal retreat for lake lovers seeking both relaxation and adventure. LOAN PER QUALIFICATION IN HAND REQUIRED PRIOR TO SHOWING. Please emaiL at [email protected] if interested

18. 2025-12-04
    historical
19. 2025-12-04
    historical
20. 2025-08-08
    price
21. 2025-08-08
    listed $289,000 New
22. 2025-08-08
    historical
23. 2025-08-08
    listed $289,000 Active
24. 2025-08-08
    historical
25. 2025-06-19
    price $310,000
26. 2025-06-19
    price
27. 2025-06-19
    price $310,000
28. 2025-03-04
    listed $315,000 Active
29. 2025-03-03
    listed $315,000 New
30. 2025-03-03
    listed Active
31. 2024-12-03
    historical
32. 2024-12-03
    historical
33. 2024-12-03
    historical
34. 2024-04-17
    price $299,000
35. 2024-04-17
    price
36. 2024-04-17
    price $299,000
37. 2024-04-02
    listed $299,000
38. 2024-04-02
    listed Active
39. 2024-04-01
    listed $310,000 New
40. 2024-04-01
    listed $310,000 Active
41. 2008-04-07
    soldstatus
42. 2007-06-28
    soldstatus
43. 2005-11-07
    soldstatus
44. 1986-05-09
    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: $3,043 · $254/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$2,246/yr (+$187/mo · 73.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,315
• − Mortgage interest: −$16,188
• − Property taxes: −$3,043
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$8,407
• Taxable loss: −$8,658
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-1,387/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): 21,959
• Household income: $83,853
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 402.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -111.36%
• Current HPI: 218.4633
• Rent YoY: ▼ -1.20%
• 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

-6.8% since first listed

29 events — show timeline

• 2026-05-12 Listed $289,000 FSBO.com
• 2026-01-06 Listed $289,000 ForSaleByOwner.com
• 2025-12-04 Listing Removed — LERA
• 2025-12-04 Listing Removed — CTXMLS
• 2025-08-08 Price Changed — Unlock MLS
• 2025-08-08 Listing Removed — LERA
• 2025-08-08 Listed $289,000 LERA
• 2025-08-08 Listing Removed — CTXMLS
• 2025-08-08 Listed $289,000 CTXMLS
• 2025-06-19 Price Changed $310,000 LERA
• 2025-06-19 Price Changed — Unlock MLS
• 2025-06-19 Price Changed $310,000 CTXMLS
• 2025-03-04 Listed $315,000 CTXMLS
• 2025-03-03 Listed $315,000 LERA
• 2025-03-03 Listed — Unlock MLS
• 2024-12-03 Listing Removed — LERA
• 2024-12-03 Listing Removed — LERA
• 2024-12-03 Listing Removed — CTXMLS
• 2024-04-17 Price Changed $299,000 LERA
• 2024-04-17 Price Changed — Unlock MLS
• 2024-04-17 Price Changed $299,000 CTXMLS
• 2024-04-02 Listed $299,000 LERA
• 2024-04-02 Listed — Unlock MLS
• 2024-04-01 Listed $310,000 LERA
• 2024-04-01 Listed $310,000 CTXMLS
• 2008-04-07 Sold (Public Records) — Public Records
• 2007-06-28 Sold (Public Records) — Public Records
• 2005-11-07 Sold (Public Records) — Public Records
• 1986-05-09 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,043 · -10.3% YoY. Source: county tax records.