5709 Pingway · Schertz, TX 78108

$234,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 102 Days on market

Built 2011 6,098 sqft lot Est $219k · 7% over $17/mo HOA · 1% of rent

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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 +9.1/30.0
• Appreciation +5.2/10.0
• ARV discount +4.5/15.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Liz Thompson Frontier Kelly Cameron Agents and buyers are advised to verify schools and measurements independently. All information is provided by other sources and is deemed reliable but not guaranteed. Buyers and agents should independently verify all information prior to purchase.

Key facts

• Community pool
• Tile flooring
• Fenced backyard

Tags

• ENERGY STAR CERTIFICATION
• TILE FLOORING
• AUTOMATIC SPRINKLER SYSTEM
• FENCED BACKYARD
• COMMUNITY POOL
• PLAYGROUND

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; Community pool; HOA fee $200 annually; Association transfer fee $400

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer; Electric service by GVEC; Republic garbage service
• Home design: Pre-owned single-family home; Approximate age: 15 years; Entry/entryway approx. 5 x 5; Living room approx. 22 x 14
• Construction: Brick and cement fiber exterior; Slab foundation; Composition roof
• Exterior features: Privacy fence; Sprinkler system; Street paved with curbs, gutters and sidewalks; Streetlights and fire hydrant within 500 ft.

Interior

• Kitchen: Microwave oven; Disposal; Dishwasher; Kitchen approx. 12 x 8
• Bedrooms: Master bedroom on lower level; Master bedroom approx. 14 x 12; Bedroom 2 approx. 11 x 11; Bedroom 3 approx. 11 x 11
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: 3 full bathrooms; 2 half bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Some window coverings remain; Garage door opener; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room approx. 7 x 9; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.1% below list).
• Recommended offer: $189k (19.1% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 10, 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 102 days — a 9% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $189,335 (19.1% 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 102 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $219,271
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3432 Whisper Blf	0.47mi	3/2.0	1,348 (+3%)	2mo	$209,999	$156	72
4128 Wensledale	0.42mi	3/2.0	1,347 (+3%)	7mo	$225,000	$167	70
3441 Whisper Mnr	0.48mi	3/2.0	1,401 (+7%)	3mo	$218,900	$156	64
5752 Ping Way	0.11mi	4/2.0 (+1)	1,496 (+14%)	4mo	$249,500	$167	63
4004 Whisper Rdg	0.55mi	3/2.0	1,259 (-4%)	6mo	$229,990	$183	62
3330 Turnabout	0.52mi	3/2.0	1,184 (-10%)	1mo	$190,000	$160	58
3921 Whisper Fld	0.58mi	4/2.0 (+1)	1,261 (-4%)	4mo	$225,000	$178	58
3302 Whisper Blf	0.63mi	3/2.0	1,419 (+8%)	4mo	$267,400	$188	53
3940 Whisper Fld	0.52mi	3/2.0	1,462 (+11%)	5mo	$264,499	$181	52
4913 Crestwood	0.55mi	3/2.0	1,462 (+11%)	6mo	$235,000	$161	50
3430 Country Vw	0.43mi	4/2.0 (+1)	1,475 (+12%)	5mo	$199,900	$136	50
4910 Cherry Tree	0.69mi	3/2.0	1,474 (+12%)	2mo	$234,900	$159	46

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: $-14,150
• Equity at exit: $73,502

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $5,406
• Equity at exit: $92,918

Cash invested: $65,520 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$335 /mo · $4,015/yr
• Insurance: −$98
• HOA: −$17
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-180

Break-even live

Break-even rent $2,122

Max offer price $202,121

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-114	+0% $-180	+5% $-247	+10% $-313
Rent	-10% $-330	-5% $-255	+0% $-180	+5% $-106	+10% $-31
Rate	-1.0pp $-63	-0.5pp $-121	base $-180	+0.5pp $-241	+1.0pp $-303

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5745 Maxfli Dr Schertz, TX	3.0	2.0	1214	$1,600	$1.32	19d	1	0.12mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	26d	1	0.31mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	26d	1	0.36mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	26d	1	0.58mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	4d	1	0.67mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	26d	1	0.70mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	5d	1	1.15mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 34 events

1. 2026-06-21
   days on market $234,000 Active 102 DOM
2. 2026-06-18
   days on market $234,000 Active 99 DOM
3. 2026-06-17
   days on market $234,000 Active 98 DOM
4. 2026-06-16
   days on market $234,000 Active 97 DOM
5. 2026-06-13
   days on market $234,000 Active 94 DOM
6. 2026-06-13
   days on market $234,000 Active 93 DOM
7. 2026-06-09
   days on market $234,000 Active 90 DOM
8. 2026-06-08
   days on market $234,000 Active 89 DOM
9. 2026-06-07
   days on market $234,000 Active 88 DOM
10. 2026-06-04
    days on market $234,000 Active 85 DOM
11. 2026-06-03
    days on market $234,000 Active 84 DOM
12. 2026-06-02
    days on market $234,000 Active 83 DOM
13. 2026-06-01
    days on market $234,000 Active 82 DOM
14. 2026-05-31
    days on market $234,000 Active 81 DOM
15. 2026-03-11
    listed $234,000 New
16. 2026-03-01
    listed $234,000 Active 287-char remark

    Show marketing remark (287 chars)

    Liz Thompson Frontier Kelly Cameron Agents and buyers are advised to verify schools and measurements independently. All information is provided by other sources and is deemed reliable but not guaranteed. Buyers and agents should independently verify all information prior to purchase.

17. 2026-02-22
    historical
18. 2026-01-13
    price $234,000
19. 2025-09-19
    listed $239,000 New
20. 2024-07-10
    soldstatus
21. 2024-06-27
    soldstatus Sold
22. 2024-06-22
    status Pending
23. 2024-06-08
    historical Active Option
24. 2024-05-30
    price $239,900
25. 2024-05-23
    price $245,000
26. 2024-05-07
    price $250,000
27. 2024-05-01
    price $255,000
28. 2024-04-24
    price $260,000
29. 2024-03-21
    price $265,000
30. 2024-03-20
    listed $260,000 New
31. 2013-11-19
    soldstatus
32. 2013-11-15
    soldstatus
33. 2013-11-05
    historical
34. 2013-08-28
    listed $133,500

ⓘ 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: $4,015 · $335/mo
• Projected year-2 tax: $4,282 · $357/mo
• Expected delta: +$267/yr (+$22/mo · 6.7%)

ⓘ 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 · 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: $22,720
• − Mortgage interest: −$13,108
• − Property taxes: −$4,015
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − HOA: −$204
• − Depreciation: −$6,807
• Taxable loss: −$6,219
• Est. tax savings @ 24.0%: +$1,493
• After-tax cash flow: $-673/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

+75.3% since first listed

20 events — show timeline

• 2026-03-11 Listed $234,000 LERA
• 2026-03-01 Listed $234,000 CTXMLS
• 2026-02-22 Listing Removed — LERA
• 2026-01-13 Price Changed $234,000 LERA
• 2025-09-19 Listed $239,000 LERA
• 2024-07-10 Sold (Public Records) — Public Records
• 2024-06-27 Sold (MLS) — LERA
• 2024-06-22 Pending — LERA
• 2024-06-08 Contingent — LERA
• 2024-05-30 Price Changed $239,900 LERA
• 2024-05-23 Price Changed $245,000 LERA
• 2024-05-07 Price Changed $250,000 LERA
• 2024-05-01 Price Changed $255,000 LERA
• 2024-04-24 Price Changed $260,000 LERA
• 2024-03-21 Price Changed $265,000 LERA
• 2024-03-20 Listed $260,000 LERA
• 2013-11-19 Sold (Public Records) — Public Records
• 2013-11-15 Sold (MLS) — LERA
• 2013-11-05 Listing Removed — LERA
• 2013-08-28 Listed $133,500 LERA

Property tax history

+0.6%/yr

Latest (2026): $4,015 · -5.4% YoY. Source: county tax records.