1103 Diretto Dr · Canyon Lake, TX 78132-2739

$849,000

4 bd · 3.0 ba · 3,373 sqft · SingleFamily public records · 70 Days on market

Built 2023 1.00 ac lot $252/sqft · 13% below area Est $961k · 12% under $63/mo HOA · 1% of rent ↓ 39% since listing

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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).

• ARV discount +12.7/15.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This 3,313 sq. ft. home in Vintage Oaks offers outstanding value on a spacious 1.01-acre lot. Designed with an open layout and upscale finishes, the home features high ceilings, large windows, and a stone fireplace in the main living area. The kitchen includes quartz countertops, custom cabinetry, stainless steel appliances, a large island, and a walk-in pantry. The private primary suite offers a spa-style bath with soaking tub, walk-in shower, dual vanities, and an oversized closet. Additional highlights include a dedicated study, generous secondary bedrooms, covered patio, and a three-car garage. Vintage Oaks residents enjoy resort-style pools, lazy river, clubhouse, fitness center, and scenic trails.

Key facts

• Custom cabinetry
• Quartz countertops
• Spacious lot

Tags

• SPACIOUS LOT
• OPEN LAYOUT
• STONE FIREPLACE
• QUARTZ COUNTERTOPS
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $849k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $564k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $546k (35.6% below list).
• Recommended offer: $546k (35.6% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.3% in Canyon Lake — 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 67/100 on livability (#534 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools C-, 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.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($6k loan paydown + $25k appreciation (3.0% local appreciation)).
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($798k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $546,367 (35.6% 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 70 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.14%
• DSCR: 0.64
• GRM: 12.9

CMA / ARV

• ARV (median comp): $961,029
• List price: $849,000
• Delta: -11.66%
• 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
1608 Vintage Way	0.23mi	4/4.0	3,431 (+2%)	6mo	$925,000	$270	77
1416 Stahlman	0.47mi	4/3.0	3,356 (-0%)	0mo	$1,250,000	$372	77
1607 Bordeaux Blanc	0.44mi	4/3.0	3,343 (-1%)	3mo	$1,295,000	$387	75
1540 Connettere	0.34mi	4/3.5	3,133 (-7%)	3mo	$1,195,000	$381	68
1113 Provence Pl	0.57mi	4/3.5	3,205 (-5%)	2mo	$1,175,000	$367	61
1552 Vintage Way	0.37mi	4/3.5	2,983 (-12%)	1mo	$969,900	$325	61
2328 Appellation	0.23mi	3/3.0 (-1)	3,873 (+15%)	2mo	$1,020,000	$263	58
1419 Trailhead	0.54mi	4/3.5	3,593 (+6%)	6mo	$1,399,000	$389	57
1207 Acquedotto	0.53mi	4/3.5	3,796 (+12%)	0mo	$973,900	$257	52
956 Petite Verdot	0.57mi	4/4.5	3,702 (+10%)	5mo	$1,250,000	$338	47
1609 Angolo	0.66mi	3/2.5 (-1)	3,053 (-10%)	5mo	$780,000	$255	42
440 Chinook	0.72mi	4/3.5	3,002 (-11%)	5mo	$799,000	$266	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-283
• Equity at exit: $381,747

10-year hold

• IRR: 3.9%
• Equity multiple: 1.60×
• Total profit: $143,189
• Equity at exit: $588,318

Cash invested: $237,720 (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 78132-2739

• Active inventory: 1
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $5,464 high
• Mortgage (P&I): −$4,452
• Tax from tax record: −$1,059 /mo · $12,713/yr
• Insurance: −$354
• HOA: −$63
• Vacancy / Maint / Mgmt: −$1,147
• Net cashflow: $-1,612

Break-even live

Break-even rent $7,504

Max offer price $564,211

Occupancy floor —

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: $212,250
• Closing costs: $25,470
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1265 Tenderfoot New Braunfels, TX	4.0	4.5	4613	$9,500	$2.06	43d	1	0.59mi
1239 Yaupon Loop New Braunfels, TX	4.0	3.0	2920	$3,750	$1.28	23d	1	1.06mi
588 Vale Ct New Braunfels, TX	4.0	3.0	2987	$3,750	$1.26	43d	1	1.31mi
535 Orchard Way New Braunfels, TX	4.0	3.0	2508	$3,195	$1.27	43d	1	1.35mi
476 Tobacco Pass New Braunfels, TX	4.0	3.0	2534	$3,300	$1.30	14d	1	1.37mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-03-17
   listed $849,000 New 712-char remark

   Show marketing remark (712 chars)

   This 3,313 sq. ft. home in Vintage Oaks offers outstanding value on a spacious 1.01-acre lot. Designed with an open layout and upscale finishes, the home features high ceilings, large windows, and a stone fireplace in the main living area. The kitchen includes quartz countertops, custom cabinetry, stainless steel appliances, a large island, and a walk-in pantry. The private primary suite offers a spa-style bath with soaking tub, walk-in shower, dual vanities, and an oversized closet. Additional highlights include a dedicated study, generous secondary bedrooms, covered patio, and a three-car garage. Vintage Oaks residents enjoy resort-style pools, lazy river, clubhouse, fitness center, and scenic trails.

2. 2026-02-28
   historical
3. 2026-01-21
   price $875,000
4. 2025-11-16
   price $899,000
5. 2025-08-05
   listed $1,099,000 New
6. 2025-07-31
   historical
7. 2025-07-21
   price $1,099,000
8. 2025-02-27
   price $1,175,000
9. 2025-02-06
   listed $1,275,000 New
10. 2024-10-07
    historical
11. 2024-06-17
    listed $1,255,000 New
12. 2024-05-31
    historical
13. 2024-03-08
    listed $1,255,000 New
14. 2024-02-28
    historical
15. 2023-09-19
    price $1,255,000
16. 2023-03-11
    listed $1,390,000 New
17. 2021-11-22
    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: $12,713 · $1,059/mo
• Projected year-2 tax: $15,537 · $1,295/mo
• Expected delta: +$2,824/yr (+$235/mo · 22.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,564
• − Mortgage interest: −$47,557
• − Property taxes: −$12,713
• − Insurance: −$4,245
• − Repairs & maintenance: −$5,245
• − Management: −$5,245
• − HOA: −$756
• − Depreciation: −$24,698
• Taxable loss: −$34,896
• Est. tax savings @ 24.0%: +$8,375
• After-tax cash flow: $-10,971/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 — Canyon Lake

• Score: 67/100
• State rank: #534
• US rank: #10441

Category grades

Amenities F Commute F Cost of living A 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: Canyon Lake, TX

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-38.9% since first listed

17 events — show timeline

• 2026-03-17 Listed $849,000 LERA
• 2026-02-28 Listing Removed — LERA
• 2026-01-21 Price Changed $875,000 LERA
• 2025-11-16 Price Changed $899,000 LERA
• 2025-08-05 Listed $1,099,000 LERA
• 2025-07-31 Listing Removed — LERA
• 2025-07-21 Price Changed $1,099,000 LERA
• 2025-02-27 Price Changed $1,175,000 LERA
• 2025-02-06 Listed $1,275,000 LERA
• 2024-10-07 Listing Removed — LERA
• 2024-06-17 Listed $1,255,000 LERA
• 2024-05-31 Listing Removed — LERA
• 2024-03-08 Listed $1,255,000 LERA
• 2024-02-28 Listing Removed — LERA
• 2023-09-19 Price Changed $1,255,000 LERA
• 2023-03-11 Listed $1,390,000 LERA
• 2021-11-22 Sold (Public Records) — Public Records

Property tax history

+29.3%/yr

Latest (2026): $12,713 · -2.8% YoY. Source: county tax records.