5019 San Bernard · Cibolo, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 109°F)
- 6 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +8.1/30.0
- ARV discount +7.7/15.0
- Schools +5.3/10.0
- Appreciation +5.2/10.0
- Condition / age +4.0/5.0
- Livability +3.6/5.0
- Rent growth +3.1/5.0
- 1% rule +2.9/10.0
- DSCR +2.2/10.0
$293,499
5019 San Bernard · Cibolo, TX 78108
4 bd · 3.0 ba · 2,210 sqft · SingleFamily
· 93 Days on market
Built 2026
4,791 sqft lot
2-car garage
$133/sqft
· at area comps
Est $295k · at est.
$92/mo HOA · 4% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated completion September 2026. The completion date, prices, and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.
Key facts
- Walk-in closet
- Single-level home
- Covered patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.0-bath single-family listed at $293k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $253k (13.8% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (20.6% below list).
- Recommended offer: $233k (20.6% below list) — sets the bar for 1% rule.
- Cap rate 5.1% vs local median 3.1% 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: Cibolo Valley El (math 36% / reading 46%, grade F, #1,462 of 4,322 statewide, top 34%, 761 students, 33% 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); 1304 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 93 days — a 9% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$232,904
(20.6% below list)
Questions for the listing agent
- 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?
- It's been on market 93 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.79% ✗
- Cap rate
- 5.15%
- Cash-on-cash
- -4.09%
- DSCR
- 0.82
- GRM
- 10.5
CMA / ARV
- ARV (median comp)
- $294,816
- List price
- $293,499
- Delta
- -0.45%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2007 Bob Sandlin Way | 0.00mi | 4/3.0 | 2,210 (0%) | 0mo | $295,999 | $134 | 100 |
| 5019 San Bernard | 0.00mi | 4/3.0 | 2,210 (0%) | 2mo | $293,499 | $133 | 99 |
| 5117 El Capitan | 0.00mi | 4/3.0 | 2,378 (+8%) | 2mo | $296,999 | $125 | 85 |
| 5126 El Capitan | 0.00mi | 4/3.0 | 2,024 (-8%) | 1mo | $286,999 | $142 | 85 |
| 5023 San Bernard | 0.00mi | 4/3.0 | 2,024 (-8%) | 2mo | $282,499 | $140 | 85 |
| 2011 Cerrillos Hls | 0.00mi | 4/3.0 | 2,024 (-8%) | 2mo | $279,499 | $138 | 84 |
| 5003 San Bernard | 0.00mi | 5/3.0 (+1) | 2,524 (+14%) | 1mo | $324,999 | $129 | 71 |
| 5015 San Bernard | 0.00mi | 5/3.0 (+1) | 2,524 (+14%) | 2mo | $321,999 | $128 | 70 |
| 5119 Hagerman | 0.00mi | 5/3.0 (+1) | 2,524 (+14%) | 2mo | $317,999 | $126 | 70 |
| 2019 Bob Sandlin Way | 0.00mi | 3/2.0 (-1) | 1,896 (-14%) | 1mo | $272,999 | $144 | 67 |
| 141 Buckskin Way | 0.74mi | 4/2.5 | 2,382 (+8%) | 0mo | $279,900 | $118 | 50 |
| 413 Waterfall Pt | 0.73mi | 4/2.0 | 1,901 (-14%) | 1mo | $396,830 | $209 | 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
- -5.3%
- Equity multiple
- 0.74×
- Total profit
- $-21,152
- Equity at exit
- $92,191
10-year hold
- IRR
- -0.1%
- Equity multiple
- 0.99×
- Total profit
- $-464
- Equity at exit
- $116,544
Cash invested: $82,180 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 84 active · 73 under contract
- Months of supply
- 9.3 mo (11%/mo absorbed)
- Median asking
- $375,400 ($165/sqft)
- Median days on market
- 101 d
- This list price
- 13% of active listings are priced below it
- ARV vs active asking
- -18.9% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 78108
- Home prices YoY
- 0.3%
- Rents YoY
- 2.4%
- Active inventory
- 1304
- Price-to-rent
- 10.5×
Monthly cashflow live
↻
- Estimated rent
- $2,329 high interval (Pro) →
- Mortgage (P&I)
- −$1,539
- Tax est. 1.5%
- −$367 /mo · $4,402/yr
- Insurance
- −$122
- HOA
- −$92
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$489
- Net cashflow
- $-280
Break-even live
Break-even rent
$2,684
Max offer price
$252,930
Occupancy floor
—
Sensitivity live
| Price | -10% $-78 | -5% $-179 | +0% $-280 | +5% $-382 | +10% $-483 |
|---|---|---|---|---|---|
| Rent | -10% $-464 | -5% $-372 | +0% $-280 | +5% $-188 | +10% $-96 |
| Rate | -1.0pp $-133 | -0.5pp $-206 | base $-280 | +0.5pp $-356 | +1.0pp $-434 |
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
- $73,375
- Closing costs
- $8,805
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2114 Monument HL Cibolo, TX | 4.0 | 3.0 | 2378 | $2,400 | $1.01 | 157d | 1 | 0.02mi |
| 330 Singing Brk Cibolo, TX | 4.0 | 2.0 | 1847 | $1,995 | $1.08 | 10d | 1 | 0.05mi |
| 118 Chisel Pt Cibolo, TX | 4.0 | 2.0 | 1848 | $2,375 | $1.29 | 134d | 1 | 0.06mi |
| 511 Diamond Shls Cibolo, TX | 4.0 | 2.5 | 2323 | $2,000 | $0.86 | 1d | 1 | 0.10mi |
| 514 Diamond Shls Cibolo, TX | 5.0 | 3.5 | 2678 | $2,595 | $0.97 | 162d | 1 | 0.13mi |
| 611 Overlook Rdg Cibolo, TX | 5.0 | 2.5 | 2539 | $2,600 | $1.02 | 143d | 1 | 0.13mi |
| 611 Overlook Rdg Cibolo, TX | 5.0 | 2.5 | 2539 | $2,600 | $1.02 | 139d | 1 | 0.13mi |
| 544 Lilac Shls Cibolo, TX | 3.0 | 2.0 | 2047 | $2,350 | $1.15 | 108d | 1 | 0.19mi |
| 634 Overlook Rdg Cibolo, TX | 5.0 | 3.0 | 2710 | $2,425 | $0.89 | 88d | 1 | 0.19mi |
| 602 Steele Shallows Cibolo, TX | 5.0 | 3.5 | 2859 | $2,800 | $0.98 | 164d | 1 | 0.22mi |
| 568 Lilac Shls Cibolo, TX | 4.0 | 2.0 | 1847 | $1,950 | $1.06 | 122d | 1 | 0.26mi |
| 781 Rushing Banks Cibolo, TX | 4.0 | 2.0 | 1796 | $2,095 | $1.17 | 69d | 1 | 0.26mi |
| 731 Overlook Rdg Cibolo, TX | 3.0 | 2.0 | 1650 | $1,850 | $1.12 | 37d | 1 | 0.29mi |
| 120 Clapboard Run Cibolo, TX | 4.0 | 2.0 | 1677 | $1,695 | $1.01 | 10d | 1 | 0.30mi |
| 909 Rolling Riv Cibolo, TX | 4.0 | 2.5 | 2323 | $2,300 | $0.99 | 105d | 1 | 0.34mi |
| 913 Rolling Riv Cibolo, TX | 3.0 | 2.5 | 2241 | $2,250 | $1.00 | 101d | 1 | 0.35mi |
| 618 Bronze Strm Cibolo, TX | 4.0 | 3.0 | 2702 | $2,695 | $1.00 | 114d | 1 | 0.35mi |
| 528 Whispering Wl Cibolo, TX | 3.0–5.0 | 2.0–3.5 | 2059 | $2,576 | $1.25 | 0d | 3 | 0.38mi |
| 204 Steele Way Cibolo, TX | 4.0 | 2.0 | 1901 | $2,150 | $1.13 | 88d | 1 | 0.40mi |
| 105 Corral Fence Cibolo, TX | 3.0 | 2.5 | 1723 | $1,935 | $1.12 | 17d | 1 | 0.47mi |
| 105 Corral Fence Cibolo, TX | 3.0 | 2.5 | 1723 | $1,997 | $1.16 | 49d | 1 | 0.47mi |
| 105 Corral Fence Cibolo, TX | 3.0 | 2.5 | 1723 | $1,935 | $1.12 | 12d | 1 | 0.47mi |
| 136 Longhorn Way Cibolo, TX | 4.0 | 2.5 | 2568 | $2,200 | $0.86 | 55d | 1 | 0.54mi |
| 136 Longhorn Way Cibolo, TX | 4.0 | 2.5 | 2568 | $2,245 | $0.87 | 69d | 1 | 0.54mi |
| 547 avalon banks Cibolo, TX | 4.0 | 2.5 | 2323 | $2,450 | $1.05 | 129d | 1 | 0.57mi |
| 547 avalon banks Cibolo, TX | 4.0 | 2.0 | 2323 | $2,450 | $1.05 | 127d | 1 | 0.57mi |
| 209 Brahma Way Cibolo, TX | 3.0 | 2.0 | 1624 | $1,609 | $0.99 | 25d | 1 | 0.58mi |
| 209 Brahma Way Cibolo, TX | 3.0 | 2.0 | 1624 | $1,609 | $0.99 | 29d | 1 | 0.58mi |
| 225 Brahma Way Cibolo, TX | 3.0 | 2.0 | 1775 | $1,700 | $0.96 | 23d | 1 | 0.60mi |
| 225 Brahma Way Cibolo, TX | 3.0 | 2.0 | 1775 | $1,700 | $0.96 | 41d | 1 | 0.60mi |
| 325 Longhorn Way Cibolo, TX | 3.0 | 2.0 | 1650 | $1,800 | $1.09 | 143d | 1 | 0.60mi |
| 133 Angus Way Cibolo, TX | 4.0 | 2.0 | 1675 | $1,900 | $1.13 | 10d | 1 | 0.61mi |
| 337 Longhorn Way Cibolo, TX | 3.0 | 2.5 | 1714 | $1,999 | $1.17 | 9d | 1 | 0.62mi |
| 176 Corral Fence Cibolo, TX | 4.0 | 2.0 | 1848 | $1,897 | $1.03 | 112d | 1 | 0.64mi |
| 176 Corral Fence Cibolo, TX | 4.0 | 2.0 | 1848 | $1,897 | $1.03 | 69d | 1 | 0.64mi |
| 417 Cattle Run Cibolo, TX | 4.0 | 2.5 | 2382 | $2,095 | $0.88 | 142d | 1 | 0.68mi |
| 417 Cattle Run Cibolo, TX | 4.0 | 2.5 | 2382 | $2,095 | $0.88 | 153d | 1 | 0.68mi |
| 137 Niemietz Cv Cibolo, TX | 4.0 | 2.5 | 2419 | $2,200 | $0.91 | 164d | 1 | 0.68mi |
| 133 Rattlesnake Way Cibolo, TX | 4.0 | 3.0 | 2364 | $1,950 | $0.82 | 47d | 1 | 0.69mi |
| 133 Rattlesnake Way Cibolo, TX | 4.0 | 3.0 | 2364 | $1,995 | $0.84 | 108d | 1 | 0.69mi |
Property features AI
Finance
- HOA & community
- Mandatory HOAHOA fee $275 quarterlyAssociation transfer fee $450
Exterior
- Parking
- 2-car garage
- Utilities
- Water service: GVSUDSewer service: GVSUDGas supplier: CenterPointElectricity supplier: GVECGarbage service: Frontier
- Home design
- New construction by LennarBrick and cement fiber exterior
- Construction
- Slab foundationComposition roof
- Exterior features
- Pool (community)Park/playground (community)
Interior
- Kitchen
- Kitchen dimensions: 9 x 18Stove/RangeDishwasher
- Bedrooms
- Master bedroom on lower level with walk-in closet and full bathBedroom 2: 11 x 12Bedroom 3: 11 x 12Bedroom 4: 12 x 10Master bedroom dimensions: 16 x 14
- Flooring
- CarpetingVinyl flooring
- Bathrooms
- Three full bathroomsMaster bath with shower only and double vanity
- Heating & cooling
- Central heatingElectric and natural gas heatCentral air conditioning
- Interior features
- Open floor planBreakfast barUtility room insideLaundry room on main levelAll bedrooms downstairsWalk-in closets1 living area
- Laundry & utility
- Washer connectionDryer connectionLaundry on main level
Listing history 50 events
-
2026-09-24days on market $293,499 Active 93 DOM
-
2026-09-23days on market $293,499 Active 92 DOM
-
2026-09-22days on market $293,499 Active 91 DOM
-
2026-09-21days on market $293,499 Active 90 DOM
-
2026-09-20days on market $293,499 Active 89 DOM
-
2026-09-19days on market $293,499 Active 88 DOM
-
2026-09-18days on market $293,499 Active 87 DOM
-
2026-09-17days on market $293,499 Active 86 DOM
-
2026-09-16days on market $293,499 Active 85 DOM
-
2026-09-15days on market $293,499 Active 84 DOM
-
2026-09-14days on market $293,499 Active 83 DOM
-
2026-09-13days on market $293,499 Active 82 DOM
-
2026-09-12days on market $293,499 Active 81 DOM
-
2026-09-11days on market $293,499 Active 80 DOM
-
2026-09-05days on market $293,499 Active 74 DOM
-
2026-09-04days on market $293,499 Active 73 DOM
-
2026-09-03days on market $293,499 Active 72 DOM
-
2026-08-31days on market $293,499 Active 69 DOM
-
2026-08-30days on market $293,499 Active 68 DOM
-
2026-08-29days on market $293,499 Active 67 DOM
-
2026-08-28days on market $293,499 Active 66 DOM
-
2026-08-27days on market $293,499 Active 65 DOM
-
2026-08-26days on market $293,499 Active 64 DOM
-
2026-08-25days on market $293,499 Active 63 DOM
-
2026-08-24days on market $293,499 Active 62 DOM
-
2026-08-23days on market $293,499 Active 61 DOM
-
2026-08-22days on market $293,499 Active 60 DOM
-
2026-08-21days on market $293,499 Active 59 DOM
-
2026-08-20days on market $293,499 Active 58 DOM
-
2026-08-19days on market $293,499 Active 57 DOM
-
2026-08-18days on market $293,499 Active 56 DOM
-
2026-08-17days on market $293,499 Active 55 DOM
-
2026-08-16days on market $293,499 Active 54 DOM
-
2026-08-15days on market $293,499 Active 53 DOM
-
2026-08-14days on market $293,499 Active 52 DOM
-
2026-08-13days on market $293,499 Active 51 DOM
-
2026-08-11days on market $293,499 Active 49 DOM
-
2026-08-10days on market $293,499 Active 48 DOM
-
2026-08-09days on market $293,499 Active 47 DOM
-
2026-08-08days on market $293,499 Active 46 DOM
-
2026-08-06days on market $293,499 Active 44 DOM
-
2026-08-05days on market $293,499 Active 43 DOM
-
2026-08-04days on market $293,499 Active 42 DOM
-
2026-08-03days on market $293,499 Active 41 DOM
-
2026-07-31days on market $293,499 Active 38 DOM
-
2026-07-30days on market $293,499 Active 36 DOM
-
2026-07-28days on market $293,499 Active 35 DOM
-
2026-07-26days on market $293,499 Active 33 DOM
-
2026-07-24days on market $293,499 Active 31 DOM
-
2026-07-23days on market $293,499 Active 30 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 8/10 Severe 6 d/yr ≥109°F today · 17 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $27,948
- − Mortgage interest
- −$16,441
- − Property taxes
- −$4,402
- − Insurance
- −$1,467
- − Repairs & maintenance
- −$2,236
- − Management
- −$2,236
- − HOA
- −$1,104
- − Depreciation
- −$8,538
- Taxable loss
- −$8,476
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,034
- After-tax cash flow
- $-1,330/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This modern single-level home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs needed and has a good foundation and structure. The home has a good roof, modern kitchen and bathrooms, and a well-maintained exterior. The highest-ROI updates would be painting the exterior brick, upgrading the flooring to hardwood, and adding smart home features.
Value-add opportunities
- Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
- Both Upgrading the flooring to hardwood — Improves the aesthetic and can increase both resale and rental value ↑
- Both Adding smart home features — Enhances convenience and can increase both resale and rental value ↑
D
Composite school gradezoned avg 53/100
Zoned Schools
Elementary
Cibolo Valley El
F
TX #1,462/4,322
Nat'l #19,009/41,679
Middle
Dobie J H
C+
TX #301/1,662
Nat'l #3,033/14,009
High
Byron P Steele Ii H S
B
TX #163/1,632
Nat'l #2,514/17,239
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
B
Composite livability gradescore 72/100
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 · 196,854 people
- City population
- 49,784
- Metro
- San Antonio-New Braunfels, TX
- Population (ZIP)
- 49,784
- Household income
- $113,004
- Rent vs Own
- Severe rent burden
- 18% of renters
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%
- 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
-7.4% since first listed6 events — show timeline
- 2026-07-04 Price Changed $293,499 LERA
- 2026-06-30 Price Changed $291,499 LERA
- 2026-06-27 Price Changed $293,999 LERA
- 2026-06-26 Price Changed $293,499 LERA
- 2026-06-25 Price Changed $292,999 LERA
- 2026-06-23 Listed $316,999 LERA
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…