5209 Irola Dr · Schertz, TX 78108

$200,000

3 bd · 1.5 ba · 696 sqft · Manufactured public records · 86 Days on market

Built 2024 6,534 sqft lot

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks

Beautiful NEW manufactured home in the growing Schertz/Cibolo area. Acclaimed Schertz/Cibolo/Universal City School District! House Open concept, beautiful kitchen and bathrooms, 3 bedrooms, studio and 2 full bathrooms. Plenty space to park the cars and entertaining on a 0.15 acres. Major Retail, Grocery, Shopping, Dining is right around the corner. must see, great started home. .

Key facts

• 6,534 sq ft lot
• Built 2024
• Listed 86 days

Property features AI

Finance

• Other:
• Financial info: Down payment resources available
• HOA & community: Subdivision: Mobile Villa Estates

Exterior

• Parking:
• Security:
• Utilities: Water system
• Home design: New construction (approximately 2 years old)
• Construction: Slab foundation; Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Kitchen — 11 x 14; Stove/Range
• Bedrooms: Master bedroom (lower level) — 15 x 15; Bedroom 2 — 11 x 10; Bedroom 3 — 11 x 10
• Flooring: Laminate flooring
• Bathrooms: 2 total bathrooms (1 full, 1 half); Master bathroom with tub/shower combination — 8 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; 1 living area
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (12.2% below list).
• Recommended offer: $171k (14.7% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• 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); Ray D Corbett J H (math 52% / reading 49%, grade C, #333 of 1,662 statewide, top 21%, 1,188 students, 40% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of equity ($1k loan paydown + $941 appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,513 (14.7% 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 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.88% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.47% appreciation · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.77×
• Total profit: $-12,905
• Equity at exit: $62,822

10-year hold

• IRR: 0.5%
• Equity multiple: 1.05×
• Total profit: $2,862
• Equity at exit: $79,417

Cash invested: $56,000 (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: $1,756 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$422 /mo · $5,065/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-167

Break-even live

Break-even rent $1,967

Max offer price $170,513

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-110	+0% $-167	+5% $-224	+10% $-280
Rent	-10% $-306	-5% $-236	+0% $-167	+5% $-98	+10% $-28
Rate	-1.0pp $-66	-0.5pp $-116	base $-167	+0.5pp $-219	+1.0pp $-271

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16303 Chelsea Pl Selma, TX	1.0–3.0	1.0–2.0	989	$1,775	$1.79	0d	20	1.00mi

Listing history 23 events

1. 2026-06-21
   days on market $200,000 Active 86 DOM
2. 2026-06-18
   days on market $200,000 Active 83 DOM
3. 2026-06-17
   days on market $200,000 Active 82 DOM
4. 2026-06-16
   days on market $200,000 Active 81 DOM
5. 2026-06-13
   days on market $200,000 Active 78 DOM
6. 2026-06-13
   days on market $200,000 Active 77 DOM
7. 2026-06-09
   days on market $200,000 Active 74 DOM
8. 2026-06-08
   days on market $200,000 Active 73 DOM
9. 2026-06-07
   days on market $200,000 Active 72 DOM
10. 2026-06-04
    days on market $200,000 Active 69 DOM
11. 2026-06-03
    days on market $200,000 Active 68 DOM
12. 2026-06-02
    days on market $200,000 Active 67 DOM
13. 2026-06-01
    days on market $200,000 Active 66 DOM
14. 2026-05-31
    days on market $200,000 Active 65 DOM
15. 2026-05-14
    price $200,000
16. 2026-04-25
    price $230,000
17. 2026-04-23
    price $240,000
18. 2026-03-27
    listed $250,000 New
19. 2026-01-28
    historical
20. 2026-01-21
    listed $200,000 New
21. 2024-08-12
    soldstatus
22. 2006-09-20
    soldstatus
23. 1996-02-12
    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: $5,065 · $422/mo
• Projected year-2 tax: $5,065 · $422/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $21,073
• − Mortgage interest: −$11,203
• − Property taxes: −$5,065
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,818
• Taxable loss: −$5,385
• Est. tax savings @ 24.0%: +$1,292
• After-tax cash flow: $-711/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 — 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 (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

+0.0% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $200,000 LERA
• 2026-04-25 Price Changed $230,000 LERA
• 2026-04-23 Price Changed $240,000 LERA
• 2026-03-27 Listed $250,000 LERA
• 2026-01-28 Listing Removed — LERA
• 2026-01-21 Listed $200,000 LERA
• 2024-08-12 Sold (Public Records) — Public Records
• 2006-09-20 Sold (Public Records) — Public Records
• 1996-02-12 Sold (Public Records) — Public Records

Property tax history

+29.6%/yr

Latest (2026): $5,065 · +425.1% YoY. Source: county tax records.