811 Stonegate Dr · Universal City, TX 78148

$120,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 12 Days on market

Built 1960 8,276 sqft lot Est $198k · 39% under

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Why this score? — see what drove the B- 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

811 Stonegate Dr offers a great opportunity to make a home your own while already having several major improvements completed. Recent updates include plumbing improvements with a new sewer line, a newer hot water heater, a new roof, and an updated front entry. With some vision and personal touches, this home presents the chance to create a space that fits your style while benefiting from important big-ticket items already addressed. Conveniently located with easy access to shopping, dining, schools, and major highways.

Key facts

• Updated front entry
• New sewer line
• New roof

Tags

• PLUMBING IMPROVEMENTS
• NEW SEWER LINE
• NEWER HOT WATER HEATER
• NEW ROOF
• UPDATED FRONT ENTRY

Property features AI

Finance

• HOA & community: Located in Old Rose Gardens subdivision

Exterior

• Parking: Attached 1-car garage
• Utilities: City water; City sewer; Electric service by CPS; Gas service by Entex; Garbage service by BFI; Water system and sewer system available
• Home design: Pre-owned single-family style; Brick and siding exterior; Slab foundation; Composition roof; Approximately 66 years old
• Construction: Brick exterior; Siding exterior; Slab foundation; Composition roof; Built about 66 years ago
• Exterior features: Patio slab; Chain link fence; Mature trees; City view; Street paved with curbs and streetlights

Interior

• Kitchen: Kitchen approximately 8 x 10; Stove/Range
• Bedrooms: Primary bedroom approximately 12 x 10; Second bedroom approximately 10 x 10; Third bedroom approximately 10 x 9
• Flooring: Carpeting; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Electric heat; Multiple window air conditioners (3+); Other heating (see remarks)
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range; Gas water heater; Separate dining room; One living area; Ground level / no steps; Cable TV available; High-speed internet; Some window coverings remain
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.5% vs local median 3.1% in Universal City — 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 74/100 on livability (#174 in TX, #4,608 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: 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: Rose Garden El (math 32% / reading 36%, grade F, #2,149 of 4,322 statewide, top 50%, 902 students, 48% 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 flat; 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $120,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $197,505
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Boulder Dr	0.11mi	3/2.0	1,242 (+4%)	1mo	$249,500	$201	84
827 Horseshoe	0.14mi	3/2.0	1,248 (+4%)	8mo	$155,000	$124	76
902 Cibolo Trl	0.11mi	4/1.0 (+1)	1,147 (-4%)	14mo	$189,000	$165	71
430 W Byrd Blvd	0.66mi	3/1.0	1,208 (+1%)	14mo	$175,000	$145	56
915 Stonegate	0.19mi	4/2.0 (+1)	1,344 (+12%)	8mo	$187,000	$139	55
173 National Blvd	0.62mi	3/2.0	1,230 (+3%)	13mo	$189,990	$154	52
229 E Langley Blvd	0.57mi	3/2.0	1,299 (+8%)	5mo	$165,000	$127	51
201 Trudy Ln	0.51mi	3/2.0	1,310 (+9%)	8mo	$260,000	$198	50
206 Scott	0.58mi	3/2.0	1,273 (+6%)	11mo	$239,900	$188	49
209 Ivy Ln	0.51mi	4/2.0 (+1)	1,056 (-12%)	2mo	$189,000	$179	45
414 E Langley Blvd	0.68mi	2/2.0 (-1)	1,306 (+9%)	12mo	$180,000	$138	34
530 W Byrd Blvd	0.71mi	3/2.0	1,354 (+13%)	12mo	$264,500	$195	31

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-8,847
• Equity at exit: $17,892

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,490
• Equity at exit: $10,375

Cash invested: $33,600 (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 78148

• Home prices YoY: -11.5%
• Rents YoY: 0.6%
• Active inventory: 128
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,373 high
• Mortgage (P&I): −$629
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $217

Break-even live

Break-even rent $1,098

Max offer price $120,000

Occupancy floor 79%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 North Blvd Universal City, TX	3.0	2.0	1492	$2,095	$1.40	1d	1	0.28mi
101 Deerglen Ave Universal City, TX	3.0	2.0	1470	$1,600	$1.09	24d	1	0.35mi
149 Village Grn Universal City, TX	2.0	1.0	765	$1,120	$1.46	10d	10	0.48mi
221 Scott Ave Universal City, TX	3.0	2.0	1135	$1,500	$1.32	4d	1	0.61mi
2 W Byrd Blvd Universal City, TX	2.0	1.0	775	$995	$1.28	24d	1	0.62mi
330 Kitty Hawk Rd Universal City, TX	3.0	1.0–2.0	826	$1,335	$1.62	2d	40	0.64mi
605 W Byrd Blvd Unit 2 Universal City, TX	2.0	1.0	775	$995	$1.28	24d	1	0.70mi
607 W Byrd Blvd Unit 605-2 Universal City, TX	2.0	1.0	775	$995	$1.28	24d	1	0.70mi
1950 Universal City Blvd Universal City, TX	1.0–2.0	1.0–2.5	835	$1,293	$1.55	12d	20	0.76mi
1950 Universal City Blvd Universal City, TX	1.0–2.0	1.0–2.5	898	$1,364	$1.52	2d	19	0.76mi
317 E Lindbergh Blvd Universal City, TX	3.0	2.0	1379	$2,100	$1.52	1d	1	0.77mi
206 Balboa Dr Universal City, TX	3.0	2.0	1161	$1,295	$1.12	43d	1	0.86mi
501 Sunrise Canyon Dr Unit 710 Universal City, TX	2.0	2.0	882	$1,186	$1.34	22d	1	0.88mi
501 Sunrise Canyon Dr Universal City, TX	1.0–3.0	1.0–2.0	942	$1,675	$1.78	2d	18	0.88mi
2125 Universal City Blvd Universal City, TX	1.0–2.0	1.0–2.0	716	$1,100	$1.54	2d	8	0.92mi
2280 Pat Booker Rd Universal City, TX	3.0	1.0–2.0	964	$2,235	$2.32	1d	113	1.01mi
2129 Pat Booker Rd Unit 11 Universal City, TX	3.0	1.0	1072	$1,350	$1.26	43d	1	1.05mi
2205 Pat Booker Rd Apt 30 Universal City, TX	2.0	1.0	870	$845	$0.97	24d	1	1.08mi
2205 Pat Booker Rd Universal City, TX	1.0–2.0	1.0	755	$845	$1.12	43d	3	1.09mi
203 Brooks Ave Schertz, TX	2.0	1.0	900	$1,290	$1.43	11d	1	1.10mi
381 Meadow View Dr Schertz, TX	2.0–3.0	1.0–2.0	1060	$1,479	$1.40	10d	1	1.15mi
538 Dukeway Dr Unit C Universal City, TX	2.0	2.0	960	$930	$0.97	17d	1	1.16mi
538 Dukeway Dr Unit C Universal City, TX	2.0	2.0	960	$930	$0.97	20d	1	1.16mi
530 Dukeway Dr Unit 3 Universal City, TX	2.0	2.0	985	$999	$1.01	43d	1	1.17mi
518 Dukeway Dr Apt 1 Universal City, TX	2.0	2.0	810	$1,050	$1.30	15d	1	1.19mi
400 Mitchell Ave Schertz, TX	3.0	2.0	1104	$1,450	$1.31	17d	1	1.25mi
622 Meadow Arbor Ln Unit 1 Universal City, TX	3.0	2.5	1300	$1,499	$1.15	24d	1	1.25mi
10822 Mathom Lndg Unit 3-10822 Universal City, TX	3.0	2.5	1421	$1,075	$0.76	43d	1	1.27mi
10818 Mathom Lndg Unit 3 Universal City, TX	3.0	2.5	1421	$1,045	$0.74	4d	1	1.28mi
10806 Mathom Lndg Unit 2 Universal City, TX	3.0	2.5	1400	$1,250	$0.89	43d	1	1.29mi
620 Fern Meadow Dr Universal City, TX	2.0	1.0	998	$1,195	$1.20	43d	1	1.30mi
10815 Mathom Lndg Unit 3 Universal City, TX	3.0	2.0	1421	$1,100	$0.77	43d	1	1.31mi
10807 Mathom Lndg Unit 3 Universal City, TX	3.0	2.5	1420	$1,095	$0.77	4d	1	1.32mi
11801 E Loop 1604 N Universal City, TX	1.0–3.0	1.0–2.0	868	$1,655	$1.91	2d	13	1.33mi
10723 Mathom Lndg Unit 2 Universal City, TX	3.0	2.5	1425	$1,500	$1.05	43d	1	1.34mi
10719 Mathom Lndg Unit 2 Universal City, TX	3.0	2.5	1421	$1,250	$0.88	43d	1	1.34mi
10711 Mathom Lndg Unit 4 Universal City, TX	3.0	2.5	1050	$900	$0.86	24d	1	1.35mi
10618 Mathom Lndg Apt 4 Universal City, TX	3.0	2.5	1420	$1,100	$0.77	17d	1	1.36mi
10610 Mathom Lndg Unit 3 Universal City, TX	3.0	2.5	1420	$1,100	$0.77	20d	1	1.37mi
10619 Mathom Lndg Unit 2 Universal City, TX	3.0	2.5	1421	$1,300	$0.91	43d	1	1.38mi

Listing history 5 events

1. 2026-06-02
   statusdays on market $120,000 Pending 12 DOM
2. 2026-06-01
   statusdays on market $120,000 Active 11 DOM
3. 2026-05-31
   days on market $120,000 New 10 DOM
4. 2026-05-21
   listed $120,000 New
5. 1993-06-01
   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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 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: $16,471
• − Mortgage interest: −$6,722
• − Property taxes: −$2,257
• − Insurance: −$600
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,491
• Taxable income: $766
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $2,420/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 — Universal City

• Score: 74/100
• State rank: #174
• US rank: #4608

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B- Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Universal City, TX
• County: Bexar County · 1,990,555 people
• City population: 22,187
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 22,187
• Household income: $74,783
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 723.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 38% Two or more races 19% Black 11% Asian 4%
• Hispanic origin (detail): Mexican 31% Puerto Rican 3%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 79% English-only · Spanish 17% German/W. Germanic 2% Tagalog/Filipino 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.94%
• Current HPI: 252.7143
• Rent YoY: ▲ 0.58%
• 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

2 events — show timeline

• 2026-05-21 Listed $120,000 LERA
• 1993-06-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,257 · -42.9% YoY. Source: county tax records.