137 Willow Brk · Cibolo, TX 78108

$244,900

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 85 Days on market

Built 2004 7,187 sqft lot Est $252k · at est. $20/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 +9.3/30.0
• ARV discount +8.8/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well cared for one-story in sought after community of Enclave @ Willow Pointe!Exterior has just received a fresh coat of paint(new caulking and any wood rot replaced)...other features include...Whirlpool dishwasher and stove/oven,recently installed radiant barrier and additional insulation in attic for energy efficiency,upgraded carpet and pad,garden tub,open floorplan with kitchen/brakfast overlooking large family room,covered backyard patio,upgraded lighting fixtures,split bedroom arrangement.A gem!

Key facts

• Single story home
• Updated flooring
• 7,187 sq ft lot

Tags

• SINGLE STORY HOME
• UPDATED FLOORING
• WELL APPOINTED PRIMARY SUITE

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA (WILLOW BRIDGE / ENCLAVE AT WILLOW POINTE); HOA fee $121, paid semi-annually; Association transfer fee $250

Exterior

• Parking: Attached 2-car garage
• Utilities: Water service by Green Valley; Sewer provided by city; Electricity supplied by GVEC; City garbage service; Connected to water and sewer systems
• Home design: Pre-owned single-family home; Built by Centex (approximately 22 years old)
• Construction: Brick and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Privacy fence

Interior

• Kitchen: Eat-in kitchen (12 x 16); Stove/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom with walk-in closet and full bath (16 x 15); Bedroom 2 (14 x 11); Bedroom 3 (12 x 11)
• Flooring: Carpeting; Ceramic tile; Laminate flooring
• Bathrooms: Two full bathrooms; Master bathroom with shower only and single vanity (8 x 9)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Living and dining area combined; Eat-in kitchen; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (18.0% below list).
• Recommended offer: $201k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Green Valley El (math 41% / reading 45%, grade F, #1,283 of 4,322 statewide, top 30%, 587 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,931 (18.0% 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 85 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $252,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Weeping Way	0.15mi	3/2.0	1,658 (+3%)	3mo	$270,000	$163	86
145 S Willow Way	0.10mi	3/2.0	1,515 (-6%)	2mo	$179,999	$119	84
144 Stream Xing	0.07mi	3/2.0	1,724 (+7%)	7mo	$280,000	$162	79
125 Dewberry Park	0.39mi	3/2.0	1,576 (-2%)	2mo	$248,000	$157	76
204 N Willow Way	0.40mi	3/2.0	1,724 (+7%)	0mo	$235,950	$137	69
1533 Rainy Brk	0.43mi	3/2.0	1,689 (+5%)	6mo	$265,000	$157	66
153 Springtree Pkwy	0.27mi	3/2.0	1,819 (+13%)	2mo	$255,000	$140	64
121 Willow Blf	0.39mi	3/2.0	1,512 (-6%)	10mo	$255,000	$169	64
116 Blue Willow	0.69mi	3/2.0	1,608 (0%)	6mo	$239,000	$149	63
109 Creek Run	0.66mi	3/2.0	1,608 (0%)	10mo	$247,000	$154	61
328 Willow Vw	0.57mi	3/2.0	1,724 (+7%)	9mo	$240,000	$139	54
1508 Circle Oak	0.51mi	3/2.0	1,838 (+14%)	5mo	$310,000	$169	48

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: $-14,225
• Equity at exit: $76,926

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $6,898
• Equity at exit: $97,246

Cash invested: $68,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$361 /mo · $4,327/yr
• Insurance: −$102
• HOA: −$20
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-180

Break-even live

Break-even rent $2,237

Max offer price $213,179

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-110	+0% $-180	+5% $-249	+10% $-318
Rent	-10% $-338	-5% $-259	+0% $-180	+5% $-100	+10% $-21
Rate	-1.0pp $-56	-0.5pp $-117	base $-180	+0.5pp $-243	+1.0pp $-308

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 S Willow Way Cibolo, TX	3.0	2.0	1515	$1,850	$1.22	0d	1	0.07mi
144 S Willow Way Cibolo, TX	3.0	2.0	1658	$1,735	$1.05	21d	1	0.10mi
141 Springtree Gate Cibolo, TX	3.0	2.0	2219	$2,000	$0.90	25d	1	0.18mi
1604 Canyon Oak Schertz, TX	3.0	2.0	1999	$3,950	$1.98	25d	1	0.36mi
204 N Willow Way Cibolo, TX	3.0	2.0	1724	$1,750	$1.02	6d	1	0.39mi
220 Foxglove Pass Schertz, TX	2.0	2.5	1058	$1,572	$1.49	25d	1	0.44mi
164 Springtree Holw Cibolo, TX	4.0	2.5	2173	$1,925	$0.89	18d	1	0.45mi
18508 Ripps Kreusler Schertz, TX	1.0–3.0	1.0–2.5	1061	$2,499	$2.36	0d	54	0.66mi
4312 Lazy Oak Dr Schertz, TX	3.0	2.0	1420	$3,850	$2.71	25d	1	0.75mi
2921 Candleberry Dr Schertz, TX	3.0	2.0	1871	$1,850	$0.99	5d	1	0.77mi
181 Harley Hay Cibolo, TX	3.0	2.0	1635	$1,995	$1.22	25d	1	0.89mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	25d	1	0.92mi
1125 Fawn Dr Schertz, TX	3.0	2.0	1757	$1,755	$1.00	16d	1	0.92mi
1125 Fawn Dr Schertz, TX	3.0	2.0	1757	$1,755	$1.00	19d	1	0.92mi
3703 Painted Trak Schertz, TX	3.0	2.0	1899	$1,800	$0.95	25d	1	0.97mi
213 Gravel Gray Cibolo, TX	3.0	2.0	1651	$1,950	$1.18	0d	1	0.98mi
4604 Summit Hill Dr Schertz, TX	4.0	2.5	2036	$2,195	$1.08	6d	1	1.05mi
1136 Berry Creek Dr Schertz, TX	3.0	2.0	1723	$2,000	$1.16	3d	1	1.24mi
137 Hidden Fawn Cibolo, TX	3.0	2.5	2232	$1,975	$0.88	25d	1	1.29mi
2805 Berry Way Schertz, TX	3.0	2.0	1690	$1,850	$1.09	25d	1	1.30mi
2813 Kline Cir Schertz, TX	4.0	2.5	2130	$1,800	$0.85	6d	1	1.34mi
3909 Davenport Schertz, TX	3.0	2.0	2030	$2,150	$1.06	6d	1	1.39mi
2801 Hillview Ln Schertz, TX	3.0	2.0	1491	$1,745	$1.17	25d	1	1.40mi
153 Bentwood Ranch Dr Cibolo, TX	3.0	2.0	1544	$1,695	$1.10	25d	1	1.40mi
3316 Windway Crk Schertz, TX	3.0	2.0	1321	$1,750	$1.32	16d	1	1.43mi
2713 Lockwood Ln Schertz, TX	3.0	2.0	1430	$1,595	$1.12	3d	1	1.45mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-21
   days on market $244,900 Active 85 DOM
2. 2026-06-18
   days on market $244,900 Active 82 DOM
3. 2026-06-17
   days on market $244,900 Active 81 DOM
4. 2026-06-16
   statusdays on market $244,900 Active 80 DOM
5. 2026-06-13
   days on market $244,900 Price Change 77 DOM
6. 2026-06-13
   days on market $244,900 Price Change 76 DOM
7. 2026-06-09
   days on market $244,900 Price Change 73 DOM
8. 2026-06-08
   days on market $244,900 Price Change 72 DOM
9. 2026-06-07
   pricestatusdays on market $244,900 Price Change 71 DOM
10. 2026-06-04
    days on market $249,950 Active 68 DOM
11. 2026-06-03
    days on market $249,950 Active 67 DOM
12. 2026-06-02
    days on market $249,950 Active 66 DOM
13. 2026-06-01
    days on market $249,950 Active 65 DOM
14. 2026-05-31
    days on market $249,950 Active 64 DOM
15. 2026-05-19
    price $249,950
16. 2026-05-11
    status Back on Market
17. 2026-05-05
    historical Active Option
18. 2026-03-28
    listed $249,900 New
19. 2025-09-29
    historical
20. 2025-09-10
    price $240,000
21. 2025-08-16
    price $242,500
22. 2025-06-28
    price $245,000
23. 2025-03-22
    listed $249,500 New
24. 2010-04-08
    soldstatus
25. 2010-04-06
    soldstatus 506-char remark

    Show marketing remark (506 chars)

    Well cared for one-story in sought after community of Enclave @ Willow Pointe!Exterior has just received a fresh coat of paint(new caulking and any wood rot replaced)...other features include...Whirlpool dishwasher and stove/oven,recently installed radiant barrier and additional insulation in attic for energy efficiency,upgraded carpet and pad,garden tub,open floorplan with kitchen/brakfast overlooking large family room,covered backyard patio,upgraded lighting fixtures,split bedroom arrangement.A gem!

26. 2010-03-04
    historical 506-char remark

    Show marketing remark (506 chars)

    Well cared for one-story in sought after community of Enclave @ Willow Pointe!Exterior has just received a fresh coat of paint(new caulking and any wood rot replaced)...other features include...Whirlpool dishwasher and stove/oven,recently installed radiant barrier and additional insulation in attic for energy efficiency,upgraded carpet and pad,garden tub,open floorplan with kitchen/brakfast overlooking large family room,covered backyard patio,upgraded lighting fixtures,split bedroom arrangement.A gem!

27. 2010-03-02
    listed $134,900 506-char remark

    Show marketing remark (506 chars)

    Well cared for one-story in sought after community of Enclave @ Willow Pointe!Exterior has just received a fresh coat of paint(new caulking and any wood rot replaced)...other features include...Whirlpool dishwasher and stove/oven,recently installed radiant barrier and additional insulation in attic for energy efficiency,upgraded carpet and pad,garden tub,open floorplan with kitchen/brakfast overlooking large family room,covered backyard patio,upgraded lighting fixtures,split bedroom arrangement.A gem!

ⓘ 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: $4,327 · $361/mo
• Projected year-2 tax: $4,482 · $373/mo
• Expected delta: +$155/yr (+$13/mo · 3.6%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,112
• − Mortgage interest: −$13,718
• − Property taxes: −$4,327
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$240
• − Depreciation: −$7,124
• Taxable loss: −$6,380
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-623/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

+85.3% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $249,950 LERA
• 2026-05-11 Relisted — LERA
• 2026-05-05 Contingent — LERA
• 2026-03-28 Listed $249,900 LERA
• 2025-09-29 Listing Removed — LERA
• 2025-09-10 Price Changed $240,000 LERA
• 2025-08-16 Price Changed $242,500 LERA
• 2025-06-28 Price Changed $245,000 LERA
• 2025-03-22 Listed $249,500 LERA
• 2010-04-08 Sold (Public Records) — Public Records
• 2010-04-06 Sold (MLS) — LERA
• 2010-03-04 Listing Removed — LERA
• 2010-03-02 Listed $134,900 LERA

Property tax history

+1.9%/yr

Latest (2026): $4,327 · -3.5% YoY. Source: county tax records.