60 Oak Villa Unit F-3 · Canyon Lake, TX 78133

$165,500

2 bd · 2.0 ba · 965 sqft · Condo · 377 Days on market

Built 1981 Good condition $172/sqft · 42% below area Est $283k · 42% under $275/mo HOA · 20% of rent ↓ 23% 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 +15.0/15.0
• Schools +6.1/10.0
• Cash flow +5.8/30.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.2/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Canyon Lake, this charming 2-bedroom, 2-bathroom townhome offers the perfect blend of comfort, convenience, and a refreshing escape. Imagine waking up to the gentle hum of lake life, knowing that adventure awaits just moments away, and cool dips are always an option right outside your door. This cozy haven is your gateway to a world of outdoor recreation. Spend evenings soaking in the sounds of live music at the Whitewater Amphitheater, a mere 10 minutes from your doorstep. Or, for a day of sun-drenched bliss, head to Jacob's Creek Park, a pristine haven just 1.5 miles away. JBSA's private recreational park, also a short distance, offers a taste of tranquility for those seeking a quiet escape. But the adventures don't end there! Take a refreshing plunge in the sparkling community pool, perfect for cooling off on a hot Texas day. The townhome itself promises a comfortable haven. Imagine relaxing evenings on your private porch, unwinding after a day of exploring the natural beauty of Canyon Lake or enjoying a dip in the pool. This is your chance to embrace the lake lifestyle - a perfect blend of relaxation, outdoor adventure, and refreshing dips whenever you desire.

Key facts

• Outdoor recreation
• Private porch
• Community pool

Tags

• CANYON LAKE
• OUTDOOR RECREATION
• WHITEWATER AMPHITHEATER
• JACOB'S CREEK PARK
• COMMUNITY POOL
• PRIVATE PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $166k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (17.0% below list).
• Recommended offer: $117k (29.1% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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: amenities F, commute F, health & safety 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: Mt Valley El (math 45% / reading 49%, grade D-, #1,006 of 4,322 statewide, top 25%, 471 students, 52% FRL); Mt Valley Middle (math 55% / reading 51%, grade C+, #281 of 1,662 statewide, top 18%, 808 students, 49% FRL); Canyon Lake H S (math 46% / reading 56%, grade D+, #482 of 1,632 statewide, top 30%, 1,038 students, 37% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.2%/yr); 1169 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $27k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $117,302 (29.1% 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 377 days. Have you received any prior offers? Is the seller open to a 29% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.63%
• DSCR: 0.62
• GRM: 10.0

CMA / ARV

• ARV (median comp): $283,491
• List price: $165,500
• Delta: -41.62%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Oak Villa Dr Unit C-2	0.06mi	2/2.0	965 (0%)	11mo	$175,000	$181	88
52 Oak Villa #52	0.05mi	2/2.0	965 (0%)	22mo	$199,000	$206	80
1029 Parkview Dr Unit F34	0.82mi	3/2.0 (+1)	1,114 (+15%)	1mo	$279,000	$250	34
162 Canyon Creek Rd	1.34mi	2/2.0	1,200 (+24%)	9mo	$360,000	$300	33
1256 Cougar Dr #2	1.35mi	2/2.0	1,158 (+20%)	18mo	$159,900	$138	25
943 Parkview Dr Unit C7	0.86mi	1/1.0 (-1)	732 (-24%)	7mo	$149,999	$205	25
943 Parkview Dr Unit C9	0.86mi	1/1.0 (-1)	732 (-24%)	12mo	$85,000	$116	21
1153 Spitz Kegel View Dr	0.84mi	2/2.0	1,120 (+16%)	23mo	$249,000	$222	20
1033 Parkview Dr Unit G44	0.79mi	3/2.0 (+1)	1,114 (+15%)	24mo	$310,000	$278	15
1185 Parkview Dr Unit D20	0.83mi	3/2.0 (+1)	1,114 (+15%)	24mo	$275,000	$247	15

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -35.9%
• Equity multiple: -0.12×
• Total profit: $-51,870
• Equity at exit: $24,677

10-year hold

• IRR: -80.0%
• Equity multiple: -0.88×
• Total profit: $-87,278
• Equity at exit: $14,309

Cash invested: $46,340 (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 78133

• Home prices YoY: -33.8%
• Rents YoY: -1.2%
• Active inventory: 1169
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$868
• Tax est. 1.5%: −$207 /mo · $2,482/yr
• Insurance: −$69
• HOA: −$275
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-333

Break-even live

Break-even rent $1,796

Max offer price $117,302

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-276	+0% $-333	+5% $-390	+10% $-447
Rent	-10% $-442	-5% $-387	+0% $-333	+5% $-279	+10% $-225
Rate	-1.0pp $-250	-0.5pp $-291	base $-333	+0.5pp $-376	+1.0pp $-420

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: $41,375
• Closing costs: $4,965
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Parkview Dr Unit G38 Canyon Lake, TX	2.0	2.0	889	$1,100	$1.24	35d	1	0.80mi
1351 Spitz Kegel View Dr Canyon Lake, TX	2.0	1.5	1002	$1,725	$1.72	31d	1	0.81mi
943 Parkview Dr Unit C6 Canyon Lake, TX	1.0	1.0	912	$1,000	$1.10	73d	1	0.86mi
943 Parkview Dr Unit C3 Canyon Lake, TX	1.0	1.0	732	$1,200	$1.64	13d	1	0.86mi
635 Nottingham Canyon Lake, TX	1.0–2.0	1.0–2.0	890	$1,099	$1.23	9d	6	1.27mi

HOA detail $275/mo · $3,300/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $165,500 Active 377 DOM
2. 2026-08-06
   days on market $165,500 Active 375 DOM
3. 2026-08-05
   days on market $165,500 Active 374 DOM
4. 2026-08-04
   days on market $165,500 Active 373 DOM
5. 2026-08-03
   days on market $165,500 Active 372 DOM
6. 2026-07-31
   days on market $165,500 Active 369 DOM
7. 2026-07-30
   days on market $165,500 Active 367 DOM
8. 2026-07-28
   days on market $165,500 Active 366 DOM
9. 2026-07-26
   days on market $165,500 Active 364 DOM
10. 2026-07-24
    days on market $165,500 Active 362 DOM
11. 2026-07-23
    days on market $165,500 Active 361 DOM
12. 2026-07-22
    days on market $165,500 Active 360 DOM
13. 2026-07-21
    days on market $165,500 Active 359 DOM
14. 2026-07-20
    days on market $165,500 Active 358 DOM
15. 2026-07-18
    days on market $165,500 Active 356 DOM
16. 2026-07-18
    days on market $165,500 Active 355 DOM
17. 2026-07-16
    days on market $165,500 Active 354 DOM
18. 2026-07-15
    days on market $165,500 Active 353 DOM
19. 2026-07-14
    days on market $165,500 Active 352 DOM
20. 2026-07-13
    days on market $165,500 Active 351 DOM
21. 2026-07-13
    days on market $165,500 Active 350 DOM
22. 2026-07-11
    days on market $165,500 Active 349 DOM
23. 2026-07-10
    days on market $165,500 Active 348 DOM
24. 2026-07-09
    days on market $165,500 Active 347 DOM
25. 2026-07-07
    days on market $165,500 Active 345 DOM
26. 2026-07-06
    days on market $165,500 Active 344 DOM
27. 2026-07-05
    days on market $165,500 Active 343 DOM
28. 2026-07-03
    days on market $165,500 Active 341 DOM
29. 2026-07-02
    days on market $165,500 Active 340 DOM
30. 2026-07-01
    days on market $165,500 Active 339 DOM
31. 2026-06-30
    days on market $165,500 Active 338 DOM
32. 2026-06-29
    days on market $165,500 Active 337 DOM
33. 2026-06-28
    days on market $165,500 Active 336 DOM
34. 2026-06-27
    days on market $165,500 Active 335 DOM
35. 2026-06-26
    days on market $165,500 Active 334 DOM
36. 2026-06-24
    days on market $165,500 Active 332 DOM
37. 2026-06-22
    days on market $165,500 Active 330 DOM
38. 2026-06-21
    days on market $165,500 Active 329 DOM
39. 2026-06-18
    days on market $165,500 Active 326 DOM
40. 2026-06-17
    days on market $165,500 Active 325 DOM
41. 2026-06-16
    days on market $165,500 Active 324 DOM
42. 2026-06-15
    days on market $165,500 Active 323 DOM
43. 2026-06-13
    days on market $165,500 Active 321 DOM
44. 2026-06-09
    days on market $165,500 Active 317 DOM
45. 2026-06-08
    days on market $165,500 Active 316 DOM
46. 2026-06-07
    days on market $165,500 Active 315 DOM
47. 2026-06-04
    days on market $165,500 Active 312 DOM
48. 2026-06-03
    days on market $165,500 Active 311 DOM
49. 2026-06-02
    days on market $165,500 Active 310 DOM
50. 2026-06-02
    days on market $165,500 Active 309 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,491
• − Mortgage interest: −$9,271
• − Property taxes: −$2,482
• − Insurance: −$828
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$3,300
• − Depreciation: −$4,815
• Taxable loss: −$6,843
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $-2,355/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

Good 75/100 Cosmetic rehab Est. rehab $4,825–$14,475 screening

This charming 2-bedroom, 2-bathroom townhome in Canyon Lake is in good condition with cosmetic updates needed to modernize the kitchen and enhance its appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will enhance both resale and rental value ↑
• Both paint interior walls — fresh paint can make a significant impact on the home's curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Mt Valley El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Mt Valley Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High Memorial Early College H S With St Philip's A TX #27/1,632 Nat'l #918/17,239

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

C Composite livability gradescore 67/100

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
• County: Comal County · 175,637 people
• City population: 42,159
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 21,959
• Household income: $83,853
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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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: ▼ -111.36%
• Current HPI: 218.4633
• Rent YoY: ▼ -1.20%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-23.0% since first listed

15 events — show timeline

• 2026-05-16 Price Changed $165,500 LERA
• 2026-05-16 Relisted — LERA
• 2026-02-08 Listing Removed — LERA
• 2026-01-02 Price Changed $169,999 LERA
• 2026-01-02 Relisted — LERA
• 2025-12-31 Listing Removed — LERA
• 2025-10-14 Price Changed $175,000 LERA
• 2025-10-13 Relisted — LERA
• 2025-10-01 Listing Removed — LERA
• 2025-07-10 Price Changed $187,500 LERA
• 2025-04-08 Listing Removed — LERA
• 2025-04-08 Listed $192,500 LERA
• 2025-02-26 Price Changed $195,000 LERA
• 2025-01-25 Price Changed $209,000 LERA
• 2024-12-15 Listed $215,000 LERA