1125 High Point Ln · Canyon Lake, TX 78070

$199,900

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 47 Days on market

Built 1970 8,276 sqft lot $152/sqft · 38% below area Est $320k · 38% under $2/mo HOA

---

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).

• Cash flow +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

Key facts

• Private balcony
• Hill country views
• Charming fireplace

Tags

• HILL COUNTRY VIEWS
• INVITING OUTDOOR SPACES
• CHARMING FIREPLACE
• MODERN APPLIANCES
• PRIVATE BALCONY
• ATTACHED OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.3% below list).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 633 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $6k 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 47 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $19k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $320,343
• List price: $199,900
• Delta: -37.60%
• 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
119 Rockingshire	0.15mi	3/2.0	1,313 (+0%)	2mo	$309,900	$236	91
339 Granite	0.25mi	3/2.0	1,306 (-0%)	0mo	$239,999	$184	87
1628 Rim Rock Cv	0.27mi	3/2.0	1,288 (-2%)	6mo	$260,000	$202	80
1637 Bob White Dr	0.33mi	3/2.0	1,320 (+1%)	6mo	$260,000	$197	79
1407 Tanglewood Trl	0.29mi	3/2.0	1,210 (-8%)	0mo	$279,900	$231	73
1302 Echo Mdw	0.51mi	3/2.0	1,328 (+1%)	3mo	$290,000	$218	72
1956 Tanglewood	0.62mi	3/2.0	1,292 (-2%)	1mo	$269,990	$209	68
142 Granite Rd	0.25mi	3/2.5	1,464 (+12%)	8mo	$309,500	$211	60
2421 Hornsby	0.73mi	3/2.0	1,292 (-2%)	5mo	$222,000	$172	59
1301 Green Meadow Ln	0.40mi	3/2.0	1,430 (+9%)	9mo	$349,000	$244	59
574 Indian Scout	0.63mi	3/2.0	1,392 (+6%)	3mo	$349,900	$251	58
645 Jonquil	0.38mi	3/2.0	1,499 (+14%)	3mo	$354,994	$237	56

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-22,835
• Equity at exit: $29,806

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-7,447
• Equity at exit: $17,284

Cash invested: $55,972 (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 78070

• Home prices YoY: -20.8%
• Active inventory: 633
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$276 /mo · $3,314/yr
• Insurance: −$83
• HOA: −$2
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $149

Break-even live

Break-even rent $1,785

Max offer price $199,900

Occupancy floor 87%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1285 Live Oak Dr Spring Branch, TX	3.0	2.0	1314	$1,795	$1.37	43d	1	0.10mi
2071 Hornsby Spring Branch, TX	2.0	2.0	1070	$1,595	$1.49	43d	1	0.53mi
1491 Winding Creek Trl Spring Branch, TX	3.0	2.0	1298	$1,850	$1.43	43d	1	0.61mi

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 19 events

1. 2026-05-11
   historical Active Option 994-char remark

   Show marketing remark (994 chars)

   Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

2. 2026-05-07
   price $199,900 994-char remark

   Show marketing remark (994 chars)

   Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

3. 2026-04-23
   status Back on Market 994-char remark

   Show marketing remark (994 chars)

   Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

4. 2026-04-15
   historical Active Option 994-char remark

   Show marketing remark (994 chars)

   Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

5. 2026-04-11
   listed $219,000 New 994-char remark

   Show marketing remark (994 chars)

   Clean, well-maintained home with character and a functional layout, featuring laminate flooring through most of the main level and inviting outdoor spaces that offer Hill Country views. The living room features a charming fireplace and natural light, creating a comfortable setting for everyday living. Nicely updated kitchen with modern appliances, including stove/oven, and dishwasher, offering both style and convenience. The primary bedroom is located upstairs and includes a private balcony-an ideal spot to enjoy a quiet morning or take in the surrounding Hill Country views. An attached office or flex space could also serve as a fourth bedroom. Secondary bedrooms are conveniently located on the main level. Front decks provide additional outdoor space for relaxing or entertaining. An oversized two-car garage adds extra storage and functionality. A well-cared-for home with flexible space, comfortable living, and inviting outdoor areas, ready for its next owner to make it their own.

6. 2023-10-22
   historical $1,750
7. 2023-10-08
   price $1,750
8. 2023-10-06
   historical $1,950
9. 2023-10-05
   listed $1,950
10. 2023-10-05
    listed $1,950
11. 2023-08-24
    historical $1,950
12. 2023-08-23
    listed $1,950
13. 2018-01-19
    historical
14. 2017-01-19
    listed $29,900 New
15. 2007-12-05
    soldstatus
16. 2007-10-15
    soldstatus
17. 2007-10-02
    historical
18. 2007-05-18
    listed $99,900
19. 2007-04-10
    listed $99,900

ⓘ 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: $3,314 · $276/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$344/yr (+$29/mo · 10.4%)

ⓘ 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 ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $23,682
• − Mortgage interest: −$11,198
• − Property taxes: −$3,314
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − HOA: −$24
• − Depreciation: −$5,815
• Taxable loss: −$1,457
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,142/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
• County: Comal County · 206,262 people
• City population: 42,159
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 73.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• 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

+100.1% since first listed

19 events — show timeline

• 2026-05-11 Contingent — LERA
• 2026-05-07 Price Changed $199,900 LERA
• 2026-04-23 Relisted — LERA
• 2026-04-15 Contingent — LERA
• 2026-04-11 Listed $219,000 LERA
• 2023-10-22 Rental Removed $1,750 APPFOLIO
• 2023-10-08 Price Changed $1,750 APPFOLIO
• 2023-10-06 Rental Removed $1,950 SABOR
• 2023-10-05 Listed for Rent $1,950 SABOR
• 2023-10-05 Listed for Rent $1,950 APPFOLIO
• 2023-08-24 Rental Removed $1,950 SABOR
• 2023-08-23 Listed for Rent $1,950 SABOR
• 2018-01-19 Listing Removed — LERA
• 2017-01-19 Listed $29,900 LERA
• 2007-12-05 Sold (MLS) — Unlock MLS
• 2007-10-15 Sold (MLS) — LERA
• 2007-10-02 Delisted — Unlock MLS
• 2007-05-18 Listed $99,900 Unlock MLS
• 2007-04-10 Listed $99,900 LERA

Property tax history

+3.6%/yr

Latest (2026): $3,314 · -10.1% YoY. Source: county tax records.