116 Apache Cir · Cibolo, TX 78108

$149,900

2 bd · 1.0 ba · 1,013 sqft · SingleFamily public records · 92 Days on market

Built 1984 7,840 sqft lot Est $176k · 15% under

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Why this score? — see what drove the B 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 +24.3/30.0
• ARV discount +14.2/15.0
• DSCR +7.9/10.0
• 1% rule +6.7/10.0
• Appreciation +5.2/10.0
• 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

100% MANSONRY / 2 BEDROOM / ONE BATH / ONE CAR GARAGE / SINGLE LIVING AREA / FRESHLY PAINTED / TILE FLOORS / ALL APPLIANCES REMAINN TO INCLUDE WASHER & DRYER / NEW WINDOW TREATMENTS / PLUS THE OWNER WILL CONTRIBUTE $2400.00 TO CLOSING COST-DOWN PAYMENT / LOCATED ON CUL-DE-SAC STREET /

Key facts

• Few blocks from heb
• Cul de sac
• Nice lot

Tags

• CIBOLO AREA
• FEW BLOCKS FROM HEB
• CLOSE PROXIMITY TO IH 35 NORTH
• CLOSE PROXIMITY TO IH 10 EAST
• NICE LOT
• CUL DE SAC

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resources available
• HOA & community: Subdivision legal name: CIBOLO NORTH

Exterior

• Parking: 1-car garage
• Utilities: Public water system
• Home design: Pre-owned home; Located in the Cibolo North subdivision
• Construction: Approximately 42 years old; Slab foundation; Composition roof
• Exterior features: 4-sided masonry exterior

Interior

• Kitchen: Kitchen approximately 13 x 6
• Bedrooms: Master bedroom approximately 14 x 11; Second bedroom approximately 14 x 10
• Flooring: Ceramic tile floors
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Washer and dryer connections; One living area
• Laundry & utility: Washer and dryer connections

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 + $705 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $176,262
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Bramblewood Cir	0.20mi	2/1.0	1,019 (+1%)	4mo	$165,000	$162	86
105 Apache	0.07mi	2/1.0	1,004 (-1%)	11mo	$175,000	$174	86
127 Sioux	0.15mi	2/1.0	962 (-5%)	2mo	$205,000	$213	83
122 Sioux	0.16mi	2/1.0	1,023 (+1%)	11mo	$160,000	$156	82
105 Short St St	0.39mi	2/1.5	1,000 (-1%)	6mo	$187,000	$187	72
520 Schlather	0.23mi	3/1.5 (+1)	1,082 (+7%)	2mo	$165,000	$152	69
110 Buffalo	0.10mi	3/1.0 (+1)	1,090 (+8%)	11mo	$214,220	$197	68
117 Bramblewood Cir	0.17mi	3/1.0 (+1)	1,078 (+6%)	15mo	$195,000	$181	64
122 Dobie	0.67mi	3/1.0 (+1)	1,008 (-0%)	2mo	$170,000	$169	61
104 Elm	0.49mi	3/2.0 (+1)	1,088 (+7%)	8mo	$239,000	$220	49
116 Bramblewood Cir	0.19mi	3/1.0 (+1)	1,156 (+14%)	18mo	$164,900	$143	47
205 Wiederstein St	0.59mi	2/1.0	1,092 (+8%)	18mo	$125,000	$114	45

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: 8.4%
• Equity multiple: 1.41×
• Total profit: $17,305
• Equity at exit: $47,085

10-year hold

• IRR: 12.5%
• Equity multiple: 2.42×
• Total profit: $59,550
• Equity at exit: $59,523

Cash invested: $41,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$786
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $303

Break-even live

Break-even rent $1,364

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $388	-5% $346	+0% $303	+5% $261	+10% $218
Rent	-10% $165	-5% $234	+0% $303	+5% $372	+10% $441
Rate	-1.0pp $379	-0.5pp $341	base $303	+0.5pp $264	+1.0pp $225

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Grand Ave Cibolo, TX	3.0	1.0–2.0	948	$1,593	$1.68	0d	36	0.79mi
325 Colbert Fry Cibolo, TX	3.0	2.0	1442	$2,050	$1.42	26d	1	0.86mi
224 Broad Oak Dr Cibolo, TX	3.0	1.0–2.0	966	$1,598	$1.65	0d	33	0.94mi
315 Cibolo Cmns Cibolo, TX	1.0–3.0	1.0–2.0	1052	$1,599	$1.52	0d	22	1.02mi
124 Anvil Pl Cibolo, TX	3.0	2.0	1398	$1,700	$1.22	26d	1	1.17mi
116 Lone Star Way Cibolo, TX	3.0	2.0	1350	$1,700	$1.26	0d	1	1.19mi
528 Whispering Wl Cibolo, TX	3.0–5.0	2.0–3.5	2059	$2,581	$1.25	0d	2	1.22mi
229 Hereford St Cibolo, TX	3.0	2.0	1398	$1,750	$1.25	26d	1	1.44mi
501 FM 3009 Schertz, TX	1.0–3.0	1.0–2.0	873	$1,554	$1.78	21d	18	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $149,900 Active 92 DOM
2. 2026-06-17
   days on market $149,900 Active 91 DOM
3. 2026-06-16
   days on market $149,900 Active 90 DOM
4. 2026-06-13
   days on market $149,900 Active 87 DOM
5. 2026-06-13
   days on market $149,900 Active 86 DOM
6. 2026-06-09
   days on market $149,900 Active 83 DOM
7. 2026-06-08
   days on market $149,900 Active 82 DOM
8. 2026-06-07
   days on market $149,900 Active 81 DOM
9. 2026-06-04
   days on market $149,900 Active 78 DOM
10. 2026-06-03
    days on market $149,900 Active 77 DOM
11. 2026-06-02
    days on market $149,900 Active 76 DOM
12. 2026-06-01
    days on market $149,900 Active 75 DOM
13. 2026-05-31
    days on market $149,900 Active 74 DOM
14. 2026-05-12
    price $149,900
15. 2026-03-18
    listed $159,000 New
16. 2026-03-10
    historical
17. 2026-01-31
    status Back on Market
18. 2026-01-30
    historical
19. 2025-12-18
    price $165,000
20. 2025-11-16
    price $169,900
21. 2025-10-11
    listed $174,500 New
22. 2023-05-04
    soldstatus
23. 2023-05-02
    soldstatus
24. 2010-12-14
    soldstatus
25. 2010-12-13
    soldstatus 289-char remark

    Show marketing remark (289 chars)

    100% MANSONRY / 2 BEDROOM / ONE BATH / ONE CAR GARAGE / SINGLE LIVING AREA / FRESHLY PAINTED / TILE FLOORS / ALL APPLIANCES REMAINN TO INCLUDE WASHER & DRYER / NEW WINDOW TREATMENTS / PLUS THE OWNER WILL CONTRIBUTE $2400.00 TO CLOSING COST-DOWN PAYMENT / LOCATED ON CUL-DE-SAC STREET /

26. 2010-10-18
    historical 289-char remark

    Show marketing remark (289 chars)

    100% MANSONRY / 2 BEDROOM / ONE BATH / ONE CAR GARAGE / SINGLE LIVING AREA / FRESHLY PAINTED / TILE FLOORS / ALL APPLIANCES REMAINN TO INCLUDE WASHER & DRYER / NEW WINDOW TREATMENTS / PLUS THE OWNER WILL CONTRIBUTE $2400.00 TO CLOSING COST-DOWN PAYMENT / LOCATED ON CUL-DE-SAC STREET /

27. 2010-09-13
    listed $79,500 289-char remark

    Show marketing remark (289 chars)

    100% MANSONRY / 2 BEDROOM / ONE BATH / ONE CAR GARAGE / SINGLE LIVING AREA / FRESHLY PAINTED / TILE FLOORS / ALL APPLIANCES REMAINN TO INCLUDE WASHER & DRYER / NEW WINDOW TREATMENTS / PLUS THE OWNER WILL CONTRIBUTE $2400.00 TO CLOSING COST-DOWN PAYMENT / LOCATED ON CUL-DE-SAC STREET /

28. 1999-12-29
    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: $2,748 · $229/mo
• Projected year-2 tax: $2,748 · $229/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 ≥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: $20,973
• − Mortgage interest: −$8,397
• − Property taxes: −$2,748
• − Insurance: −$750
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$4,361
• Taxable income: $1,362
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,311/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: 49,784
• 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

+88.6% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $149,900 LERA
• 2026-03-18 Listed $159,000 LERA
• 2026-03-10 Listing Removed — LERA
• 2026-01-31 Relisted — LERA
• 2026-01-30 Listing Removed — LERA
• 2025-12-18 Price Changed $165,000 LERA
• 2025-11-16 Price Changed $169,900 LERA
• 2025-10-11 Listed $174,500 LERA
• 2023-05-04 Sold (Public Records) — Public Records
• 2023-05-02 Sold (Public Records) — Public Records
• 2010-12-14 Sold (Public Records) — Public Records
• 2010-12-13 Sold (MLS) — LERA
• 2010-10-18 Listing Removed — LERA
• 2010-09-13 Listed $79,500 LERA
• 1999-12-29 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2026): $2,748 · -1.5% YoY. Source: county tax records.