3304 Whisper Blf · Schertz, TX 78108

$275,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 51 Days on market

Built 2004 5,488 sqft lot Est $276k · at est. $7/mo HOA

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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).

• Cash flow +9.0/30.0
• ARV discount +7.7/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

PLEASE CALL EDUARDO OR HUGO AT 830-624-4965. APPROXIMATELY 1976 SQ.FT. RAISED PANEL INTERIOR DOORS. CULTURED MARBLE VANITY. SECURITY SYSTEM. RADIANT BARRIER.

Key facts

• Community amenities
• Brand new flooring
• Easy access to i-35

Tags

• BRAND NEW FLOORING
• OPEN SINGLE STORY LAYOUT
• REPLACED SHINGLES
• MATURE TREES
• COMMUNITY AMENITIES
• EASY ACCESS TO I-35

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $80 annually; Association transfer fee $250; Subdivision: Whisper Meadow / Whisper Meadows @ Northcliffe

Exterior

• Parking: 2-car garage
• Utilities: City water; Schertz water and sewer service; GVEC electricity; Schertz garbage service; Gas: N/A
• Home design: Pre-owned single-family home; Builder: Eagle Valley; Approximately 22 years old; Open floor plan
• Construction: Brick, siding and cement fiber exterior with one side masonry; Slab foundation; Composition roof
• Exterior features: Street paved with curbs and sidewalks; Streetlights; Park/playground and basketball court in neighborhood; Other neighborhood amenities (see remarks)

Interior

• Kitchen: Eat-in kitchen (15 x 10); Breakfast bar; Microwave; Smooth cooktop; Stove/Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: Master bedroom on lower level with walk-in closet, ceiling fan and full bath; Bedroom 2: 10 x 10; Bedroom 3: 12 x 14; Bedroom 4: 11 x 15; Master bedroom dimensions: 18 x 15
• Flooring: Carpet; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combination and double vanity; Master bath dimensions: 10 x 9
• Heating & cooling: Heat pump heating (electric); One heating unit; Central air conditioning (1 unit)
• Interior features: Ceiling fans; Washer and dryer connections; Microwave; Smooth cooktop; Range/stove; Refrigerator; Dishwasher; Disposal; Smoke alarm; Electric water heater; Garage door opener; City garbage service; Living/Dining room combination; Eat-in kitchen with breakfast bar; Utility room inside; Ground level / no steps; High ceilings; Open floor plan; Cable TV available; High-speed internet available; All bedrooms downstairs; Main-level laundry room; Walk-in closets; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Laundry room on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (18.3% below list).
• Recommended offer: $225k (18.3% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $224,694 (18.3% 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 51 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $276,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3320 Whisper Blf	0.04mi	4/2.0	2,000 (0%)	6mo	$289,000	$145	94
4124 Wensledale	0.23mi	4/2.0	1,922 (-4%)	4mo	$184,900	$96	80
5018 Wedgewood	0.59mi	3/2.0 (-1)	1,944 (-3%)	1mo	$189,900	$98	62
833 Silver Fox	0.47mi	3/2.5 (-1)	2,088 (+4%)	2mo	$445,000	$213	62
5705 Maxfli	0.53mi	4/2.5	1,888 (-6%)	8mo	$249,990	$132	58
3429 Turnabout Loop	0.27mi	4/2.0	1,708 (-15%)	10mo	$187,200	$110	55
3804 Pheasant	0.47mi	3/2.0 (-1)	2,175 (+9%)	4mo	$305,000	$140	55
3605 Chestnut Ct	0.66mi	3/2.0 (-1)	2,020 (+1%)	9mo	$274,900	$136	55
3704 Scenic Dr	0.70mi	3/2.0 (-1)	1,920 (-4%)	2mo	$265,000	$138	54
5010 Crestwood Dr	0.54mi	4/2.0	1,707 (-15%)	1mo	$275,000	$161	50
3521 Whisper Knl	0.64mi	3/2.5 (-1)	2,236 (+12%)	4mo	$249,900	$112	40
5457 Storm King	0.67mi	3/2.0 (-1)	1,745 (-13%)	5mo	$263,900	$151	38

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: $-16,847
• Equity at exit: $86,381

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $5,885
• Equity at exit: $109,199

Cash invested: $77,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$427 /mo · $5,122/yr
• Insurance: −$115
• HOA: −$7
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-215

Break-even live

Break-even rent $2,520

Max offer price $236,931

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-138	+0% $-215	+5% $-293	+10% $-371
Rent	-10% $-393	-5% $-304	+0% $-215	+5% $-127	+10% $-38
Rate	-1.0pp $-77	-0.5pp $-146	base $-215	+0.5pp $-287	+1.0pp $-359

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	4d	1	0.13mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	25d	1	0.43mi
5744 Columbia Dr Cibolo, TX	3.0	2.5	2405	$2,029	$0.84	25d	1	0.49mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	25d	1	0.54mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	25d	1	0.56mi
3410 Sherwin Dr Schertz, TX	3.0	2.5	2329	$1,850	$0.79	5d	1	0.57mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	6d	1	0.59mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	25d	1	0.59mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	6d	1	0.81mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	25d	1	0.84mi
3438 Columbia Dr Cibolo, TX	3.0	2.5	2312	$1,970	$0.85	45d	1	0.87mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	22d	1	0.90mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	25d	1	0.90mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	25d	1	0.91mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	25d	1	0.95mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	6d	1	0.96mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	4d	1	0.97mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	25d	1	1.01mi
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	45d	1	1.02mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	0d	1	1.05mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	25d	1	1.05mi
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	19d	1	1.05mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	19d	1	1.07mi
2909 Ashwood Rd Schertz, TX	5.0	3.5	2715	$2,250	$0.83	6d	1	1.14mi
2805 Cheney Rd Unit NA Schertz, TX	4.0	3.5	2833	$2,800	$0.99	0d	1	1.15mi
420 Cactus Flower Cibolo, TX	3.0	2.0	1774	$1,900	$1.07	16d	1	1.24mi
220 Hinge Crk Cibolo, TX	3.0	2.0	2403	$2,100	$0.87	18d	1	1.28mi
571 American Flag Schertz, TX	3.0	2.5	2380	$2,200	$0.92	23d	1	1.30mi
6661 Bowie Cv Schertz, TX	3.0	3.0	2398	$2,195	$0.92	14d	1	1.44mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	25d	1	1.49mi

HOA detail

• Monthly dues: $7 · $84/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-21
   days on market $275,000 Active 51 DOM
2. 2026-06-18
   days on market $275,000 Active 48 DOM
3. 2026-06-17
   days on market $275,000 Active 47 DOM
4. 2026-06-16
   days on market $275,000 Active 46 DOM
5. 2026-06-13
   days on market $275,000 Active 43 DOM
6. 2026-06-13
   days on market $275,000 Active 42 DOM
7. 2026-06-09
   days on market $275,000 Active 39 DOM
8. 2026-06-08
   days on market $275,000 Active 38 DOM
9. 2026-06-07
   days on market $275,000 Active 37 DOM
10. 2026-06-04
    days on market $275,000 Active 34 DOM
11. 2026-06-03
    days on market $275,000 Active 33 DOM
12. 2026-06-02
    days on market $275,000 Active 32 DOM
13. 2026-06-01
    days on market $275,000 Active 31 DOM
14. 2026-05-31
    days on market $275,000 Active 30 DOM
15. 2026-05-01
    listed $275,000 New
16. 2004-08-31
    historical 157-char remark

    Show marketing remark (157 chars)

    PLEASE CALL EDUARDO OR HUGO AT 830-624-4965. APPROXIMATELY 1976 SQ.FT. RAISED PANEL INTERIOR DOORS. CULTURED MARBLE VANITY. SECURITY SYSTEM. RADIANT BARRIER.

17. 2004-07-23
    soldstatus 157-char remark

    Show marketing remark (157 chars)

    PLEASE CALL EDUARDO OR HUGO AT 830-624-4965. APPROXIMATELY 1976 SQ.FT. RAISED PANEL INTERIOR DOORS. CULTURED MARBLE VANITY. SECURITY SYSTEM. RADIANT BARRIER.

18. 2004-07-23
    soldstatus

    Show marketing remark (157 chars)

    PLEASE CALL EDUARDO OR HUGO AT 830-624-4965. APPROXIMATELY 1976 SQ.FT. RAISED PANEL INTERIOR DOORS. CULTURED MARBLE VANITY. SECURITY SYSTEM. RADIANT BARRIER.

19. 2004-04-19
    listed $132,775 157-char remark

    Show marketing remark (157 chars)

    PLEASE CALL EDUARDO OR HUGO AT 830-624-4965. APPROXIMATELY 1976 SQ.FT. RAISED PANEL INTERIOR DOORS. CULTURED MARBLE VANITY. SECURITY SYSTEM. RADIANT BARRIER.

ⓘ 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: $5,122 · $427/mo
• Projected year-2 tax: $5,122 · $427/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: $26,963
• − Mortgage interest: −$15,404
• − Property taxes: −$5,122
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$84
• − Depreciation: −$8,000
• Taxable loss: −$7,337
• Est. tax savings @ 24.0%: +$1,761
• After-tax cash flow: $-825/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

+107.1% since first listed

5 events — show timeline

• 2026-05-01 Listed $275,000 LERA
• 2004-08-31 Listing Removed — LERA
• 2004-07-23 Sold (MLS) — LERA
• 2004-07-23 Sold (Public Records) — Public Records
• 2004-04-19 Listed $132,775 LERA

Property tax history

+1.5%/yr

Latest (2026): $5,122 · +2.9% YoY. Source: county tax records.