8524 Verano Dr · Garden Ridge, TX 78266

$640,000

3 bd · 3.0 ba · 2,625 sqft · SingleFamily public records · 43 Days on market

Built 2007 0.79 ac lot $244/sqft · 9% below area Est $706k · 9% under $58/mo HOA · 2% 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).

• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• Schools +5.2/10.0
• Cash flow +3.8/30.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Enjoy Hill Country living in the gated community of Georg Ranch. This single-story custom home offers 2,625 sq ft on a private 0.79-acre lot with mature oak trees in Garden Ridge. The home features 3 bedrooms plus an office with a closet (optional 4th) and 2.5 baths. Open layout with high ceilings, multiple living areas, two dining spaces, and a fireplace. The kitchen includes granite countertops, custom cabinets, a large island, stainless steel appliances, and a walk-in pantry. The primary suite offers dual vanities, a soaking jetted tub, separate shower, and a large walk-in closet. Covered patio with outdoor fireplace overlooks a large, tree-filled yard. Additional features include four-sided masonry, sprinkler system, side-entry 2-car garage with epoxy floors and cabinet storage, plus ample parking. New roof in 2023. Convenient access to I-35, shopping, and dining.

Key facts

• Gated community
• Private lot
• Mature oak trees

Tags

• GATED COMMUNITY
• PRIVATE LOT
• MATURE OAK TREES
• OPEN LAYOUT
• MULTIPLE LIVING AREAS
• TWO DINING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $640k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (50.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (45.3% below list).
• Recommended offer: $316k (50.7% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 1.4% in Garden Ridge — 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 60/100 on livability (#1,058 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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: 230 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• In year one you build about $68k of equity ($4k loan paydown + $64k appreciation (10.0% local appreciation)).
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$110k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($621k) is reasonable based on typical stale-listing flexibility.
• 5 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,531 (50.7% 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 43 days. Have you received any prior offers? Is the seller open to a 51% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.55% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.30%
• DSCR: 0.45
• GRM: 15.2

CMA / ARV

• ARV (median comp): $706,208
• List price: $640,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21410 Forest Waters Cir	0.08mi	4/3.0 (+1)	2,801 (+7%)	15mo	$700,000	$250	68
21655 Valley Park	0.52mi	3/2.5	2,540 (-3%)	2mo	$545,000	$215	66
8651 Bindseil Ln	0.45mi	3/3.0	2,818 (+7%)	3mo	$679,000	$241	64
21918 Paseo Corto	0.18mi	3/2.5	2,840 (+8%)	15mo	$700,000	$246	63
8218 Garden Arbor	0.46mi	4/2.5 (+1)	2,796 (+6%)	1mo	$725,000	$259	60
21401 Bat Cave Rd	0.18mi	4/3.0 (+1)	2,880 (+10%)	14mo	$595,000	$207	59
21250 Forest Waters Cir	0.29mi	4/3.0 (+1)	2,774 (+6%)	18mo	$699,995	$252	57
22017 Paseo Corto Dr	0.28mi	4/3.0 (+1)	2,919 (+11%)	16mo	$794,898	$272	50
21479 Fairview	0.45mi	4/2.5 (+1)	2,932 (+12%)	4mo	$589,000	$201	50
8235 Shining Elk	0.47mi	4/3.5 (+1)	2,876 (+10%)	7mo	$759,050	$264	49
21320 Cedar Gap	0.67mi	3/2.5	2,394 (-9%)	9mo	$599,900	$251	45
9102 Portofino	0.67mi	4/4.0 (+1)	3,017 (+15%)	12mo	$725,000	$240	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $231,740
• Equity at exit: $576,563

10-year hold

• IRR: 15.2%
• Equity multiple: 5.32×
• Total profit: $774,756
• Equity at exit: $1,243,379

Cash invested: $179,200 (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 78266

• Home prices YoY: 3.9%
• Active inventory: 230
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$3,356
• Tax from tax record: −$921 /mo · $11,050/yr
• Insurance: −$267
• HOA: −$58
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-1,837

Break-even live

Break-even rent $5,825

Max offer price $315,531

Occupancy floor —

Sensitivity live

Price	-10% $-1,474	-5% $-1,656	+0% $-1,837	+5% $-2,018	+10% $-2,199
Rent	-10% $-2,113	-5% $-1,975	+0% $-1,837	+5% $-1,698	+10% $-1,560
Rate	-1.0pp $-1,514	-0.5pp $-1,674	base $-1,837	+0.5pp $-2,003	+1.0pp $-2,171

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: $160,000
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21059 Millstream BND San Antonio, TX	4.0	3.5	3286	$3,500	$1.07	44d	1	0.97mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-01
   status $640,000 Pending 43 DOM
2. 2026-05-31
   days on market $640,000 Active 43 DOM
3. 2026-04-18
   listed $640,000 New 881-char remark

   Show marketing remark (881 chars)

   Enjoy Hill Country living in the gated community of Georg Ranch. This single-story custom home offers 2,625 sq ft on a private 0.79-acre lot with mature oak trees in Garden Ridge. The home features 3 bedrooms plus an office with a closet (optional 4th) and 2.5 baths. Open layout with high ceilings, multiple living areas, two dining spaces, and a fireplace. The kitchen includes granite countertops, custom cabinets, a large island, stainless steel appliances, and a walk-in pantry. The primary suite offers dual vanities, a soaking jetted tub, separate shower, and a large walk-in closet. Covered patio with outdoor fireplace overlooks a large, tree-filled yard. Additional features include four-sided masonry, sprinkler system, side-entry 2-car garage with epoxy floors and cabinet storage, plus ample parking. New roof in 2023. Convenient access to I-35, shopping, and dining.

4. 2025-01-27
   soldstatus
5. 2024-08-28
   soldstatus
6. 2024-05-02
   soldstatus
7. 2020-12-11
   soldstatus
8. 2020-08-26
   soldstatus
9. 2020-08-25
   soldstatus Sold 617-char remark

   Show marketing remark (617 chars)

   Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

10. 2020-07-24
    status Pending 617-char remark

    Show marketing remark (617 chars)

    Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

11. 2020-07-21
    historical Active Option 617-char remark

    Show marketing remark (617 chars)

    Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

12. 2020-07-21
    status Back on Market 617-char remark

    Show marketing remark (617 chars)

    Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

13. 2020-07-18
    historical Active Option 617-char remark

    Show marketing remark (617 chars)

    Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

14. 2020-07-16
    listed $470,000 New 617-char remark

    Show marketing remark (617 chars)

    Spectacular 1 story custom home in the beautiful Georg Ranch in Garden Ridge.This 3 bed 2.5 bath home with a study (or 4th bedroom), gameroom and huge yard with plenty of live oaks. Gorgeous wood, tile and carpet floors. Elevate your cooking skills in this gourmet kitchen with granite counters, custom cabinets and S/S appliances. Relax in the master suite with deluxe bath and tiled shower plus a huge closet. Solar shades save $ on utilities. Set on covered deck (florida room) with fireplace and watch kids on playscape and watch deer graze and enjoy the sunset. Make this your new home in an amazing area.

15. 2014-12-31
    soldstatus
16. 2014-12-19
    soldstatus
17. 2014-11-12
    historical
18. 2014-11-08
    listed $414,900
19. 2010-10-20
    historical
20. 2010-02-24
    listed $415,000
21. 2006-12-06
    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: $11,050 · $921/mo
• Projected year-2 tax: $11,712 · $976/mo
• Expected delta: +$662/yr (+$55/mo · 6.0%)

ⓘ 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 · 21 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: $42,000
• − Mortgage interest: −$35,850
• − Property taxes: −$11,050
• − Insurance: −$3,200
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$696
• − Depreciation: −$18,618
• Taxable loss: −$34,134
• Est. tax savings @ 24.0%: +$8,192
• After-tax cash flow: $-13,849/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 — Garden Ridge

• Score: 60/100
• State rank: #1058
• US rank: #18786

Category grades

Amenities F Commute F Cost of living F 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: Garden Ridge, TX
• Population (ZIP): 7,274

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 36% Two or more races 25% Black 14%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 11% German/W. Germanic 2% Korean 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: ▲ 13.56%
• Current HPI: 361.01
• Rent YoY: —
• Metro: —
• 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

+54.2% since first listed

19 events — show timeline

• 2026-04-18 Listed $640,000 LERA
• 2025-01-27 Sold (Public Records) — Public Records
• 2024-08-28 Sold (Public Records) — Public Records
• 2024-05-02 Sold (Public Records) — Public Records
• 2020-12-11 Sold (Public Records) — Public Records
• 2020-08-26 Sold (Public Records) — Public Records
• 2020-08-25 Sold (MLS) — LERA
• 2020-07-24 Pending — LERA
• 2020-07-21 Contingent — LERA
• 2020-07-21 Relisted — LERA
• 2020-07-18 Contingent — LERA
• 2020-07-16 Listed $470,000 LERA
• 2014-12-31 Sold (Public Records) — Public Records
• 2014-12-19 Sold (MLS) — LERA
• 2014-11-12 Listing Removed — LERA
• 2014-11-08 Listed $414,900 LERA
• 2010-10-20 Listing Removed — LERA
• 2010-02-24 Listed $415,000 LERA
• 2006-12-06 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2026): $11,050 · +1.3% YoY. Source: county tax records.