5805 Black Diamond · Schertz, TX 78108

$249,900

4 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 227 Days on market

Built 2004 7,884 sqft lot $133/sqft · 16% below area Est $297k · 16% under $24/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +14.7/15.0
• Cash flow +9.3/30.0
• Appreciation +5.2/10.0
• Schools +5.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

Key facts

• Island kitchen
• Wrought iron fence
• Granite countertops

Tags

• ISLAND KITCHEN
• GRANITE COUNTERTOPS
• LOW-MAINTENANCE BACKYARD
• WROUGHT IRON FENCE
• TRIPLE-PANE LOW-E WINDOWS
• PREVENTATIVE FOUNDATION WORK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-182 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.9% below list).
• Recommended offer: $218k (12.9% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Zoned schools: Garden Ridge El (math 61% / reading 60%, grade B-, #385 of 4,322 statewide, top 9%, 828 students, 22% FRL); Canyon Middle (math 48% / reading 44%, grade D+, #462 of 1,662 statewide, top 28%, 1,175 students, 47% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 17 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; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $30k (11%) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,757 (12.9% 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 227 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.88% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $297,277
• List price: $249,900
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3796 Pebble Bch	0.21mi	3/2.0 (-1)	1,857 (-1%)	3mo	$315,000	$170	81
3505 Wimbledon Dr	0.25mi	3/2.0 (-1)	1,902 (+1%)	1mo	$299,900	$158	80
5708 Crooked Stick	0.17mi	3/2.0 (-1)	1,756 (-6%)	3mo	$264,900	$151	74
3704 Scenic Dr	0.45mi	3/2.0 (-1)	1,920 (+2%)	2mo	$265,000	$138	68
5018 Wedgewood	0.47mi	3/2.0 (-1)	1,944 (+4%)	1mo	$189,900	$98	66
3437 Columbia Dr	0.24mi	3/2.0 (-1)	2,054 (+10%)	3mo	$315,000	$153	66
3330 Charleston	0.40mi	3/2.0 (-1)	1,996 (+6%)	1mo	$330,000	$165	65
5010 Crestwood Dr	0.52mi	4/2.0	1,707 (-9%)	1mo	$275,000	$161	60
5408 Columbia Dr	0.62mi	3/2.0 (-1)	1,745 (-7%)	0mo	$265,000	$152	54
5248 Columbia Dr	0.62mi	3/2.0 (-1)	1,745 (-7%)	3mo	$240,000	$138	52
4903 Midland Dr	0.73mi	3/2.0 (-1)	1,666 (-11%)	1mo	$399,990	$240	42
3422 Morning Dr	0.74mi	3/2.0 (-1)	1,631 (-13%)	3mo	$175,000	$107	36

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: -4.3%
• Equity multiple: 0.79×
• Total profit: $-14,447
• Equity at exit: $78,496

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $7,151
• Equity at exit: $99,232

Cash invested: $69,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$482 /mo · $5,781/yr
• Insurance: −$104
• HOA: −$24
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-182

Break-even live

Break-even rent $2,431

Max offer price $217,757

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-111	+0% $-182	+5% $-253	+10% $-323
Rent	-10% $-356	-5% $-269	+0% $-182	+5% $-95	+10% $-8
Rate	-1.0pp $-56	-0.5pp $-118	base $-182	+0.5pp $-247	+1.0pp $-313

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	45d	1	0.23mi
3438 Columbia Dr Cibolo, TX	3.0	2.5	2312	$1,970	$0.85	45d	1	0.24mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	26d	1	0.35mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	26d	1	0.54mi
3410 Sherwin Dr Schertz, TX	3.0	2.5	2329	$1,850	$0.79	5d	1	0.55mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	26d	1	0.56mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	26d	1	0.64mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	26d	1	0.64mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	26d	1	0.67mi
5744 Columbia Dr Cibolo, TX	3.0	2.5	2405	$2,029	$0.84	26d	1	0.91mi
6661 Bowie Cv Schertz, TX	3.0	3.0	2398	$2,195	$0.92	14d	1	0.93mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	0d	1	1.07mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	26d	1	1.07mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	4d	1	1.17mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	26d	1	1.44mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	26d	1	1.45mi
571 American Flag Schertz, TX	3.0	2.5	2380	$2,200	$0.92	24d	1	1.46mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 18 events

1. 2026-04-29
   price $249,900 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

2. 2026-03-14
   price $257,500 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

3. 2026-03-02
   price $259,500 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

4. 2026-01-21
   price $259,900 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

5. 2025-11-12
   price $265,000 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

6. 2025-10-10
   listed $279,900 New 905-char remark

   Show marketing remark (905 chars)

   OPEN HOUSE THIS SUNDAY 5/17 ~ 12-3! Crisp fresh Interior Paint throughout this charming 1-Story with Modern Updates & Low-Maintenance Backyard! Welcome home to this beautifully maintained one-story residence featuring 4 bedrooms, 2 full baths, a formal dining room. The heart of the home is the island kitchen, complete with granite countertops, all appliances included, and plenty of cabinet space. An open and inviting layout makes this home ideal for both everyday living and entertaining. While the 4th BR can also be used for a home-office ~ this floorplan is exceptional! Step outside to a low-maintenance backyard with a wrought iron fence, offering the perfect blend of style and easy care. Enjoy peace of mind with recent upgrades: Roof (2019) HVAC (2020) New Triple-pane Low-E windows for energy efficiency! This home combines comfort, function, location and value in one perfect package.

7. 2025-10-04
   historical
8. 2025-10-03
   price $275,000
9. 2025-09-11
   price $280,000
10. 2025-08-26
    price $289,000
11. 2025-07-29
    price $299,999
12. 2025-07-09
    listed $305,000 New
13. 2016-04-05
    soldstatus
14. 2012-03-15
    soldstatus
15. 2012-03-01
    historical
16. 2011-12-13
    listed $124,900
17. 2004-11-30
    soldstatus
18. 2004-04-16
    listed $151,797

ⓘ 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: $5,781 · $482/mo
• Projected year-2 tax: $5,781 · $482/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 · 23 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: $26,406
• − Mortgage interest: −$13,998
• − Property taxes: −$5,781
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$288
• − Depreciation: −$7,270
• Taxable loss: −$6,405
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $-646/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 — 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 (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: 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 · 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: ▲ 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

+64.6% since first listed

18 events — show timeline

• 2026-04-29 Price Changed $249,900 LERA
• 2026-03-14 Price Changed $257,500 LERA
• 2026-03-02 Price Changed $259,500 LERA
• 2026-01-21 Price Changed $259,900 LERA
• 2025-11-12 Price Changed $265,000 LERA
• 2025-10-10 Listed $279,900 LERA
• 2025-10-04 Listing Removed — LERA
• 2025-10-03 Price Changed $275,000 LERA
• 2025-09-11 Price Changed $280,000 LERA
• 2025-08-26 Price Changed $289,000 LERA
• 2025-07-29 Price Changed $299,999 LERA
• 2025-07-09 Listed $305,000 LERA
• 2016-04-05 Sold (Public Records) — Public Records
• 2012-03-15 Sold (MLS) — LERA
• 2012-03-01 Listing Removed — LERA
• 2011-12-13 Listed $124,900 LERA
• 2004-11-30 Sold (MLS) — LERA
• 2004-04-16 Listed $151,797 LERA

Property tax history

+3.7%/yr

Latest (2026): $5,781 · -0.4% YoY. Source: county tax records.