3433 Whisper · Schertz, TX 78108

$199,900

3 bd · 2.5 ba · 2,357 sqft · SingleFamily public records · 230 Days on market

Built 2003 5,488 sqft lot Est $285k · 30% under $7/mo HOA

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.4/10.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice and large 4 bedroom 2.5 bath with a 2 car garage. Easy access to I-35. Please verify schools if important.

Key facts

• Cozy breakfast nook
• Double vanity
• Open floor plan

Tags

• SPACIOUS LIVING
• OPEN FLOOR PLAN
• FULLY FENCED BACKYARD
• BREAKFAST BAR
• COZY BREAKFAST NOOK
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.8% 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: John A Sippel El (math 40% / reading 41%, grade F, #1,490 of 4,322 statewide, top 35%, 743 students, 35% FRL); Byron P Steele Ii H S (math 68% / reading 66%, grade B, #163 of 1,632 statewide, top 11%, 2,716 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 + $940 appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.5% appreciation + 2.4% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $30k (13%) 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; 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $285,197
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3433 Whisper	0.00mi	3/2.5	2,357 (0%)	1mo	$199,900	$85	99
3417 Whisper Mnr	0.04mi	4/2.5 (+1)	2,453 (+4%)	8mo	$298,000	$121	80
5744 Columbia	0.38mi	3/2.5	2,405 (+2%)	2mo	$272,450	$113	77
920 Kauri Clfs	0.35mi	4/3.0 (+1)	2,419 (+3%)	4mo	$408,500	$169	69
5741 Bill Hass	0.59mi	4/2.5 (+1)	2,412 (+2%)	0mo	$310,000	$129	63
3804 Pheasant	0.41mi	3/2.0	2,175 (-8%)	4mo	$305,000	$140	63
3418 Sherwin Dr	0.66mi	4/2.5 (+1)	2,392 (+2%)	2mo	$265,000	$111	60
3521 Whisper Knl	0.65mi	3/2.5	2,236 (-5%)	4mo	$249,900	$112	58
5508 Columbia Dr	0.68mi	4/2.5 (+1)	2,492 (+6%)	0mo	$285,000	$114	54
833 Silver Fox	0.60mi	3/2.5	2,088 (-11%)	2mo	$445,000	$213	51
217 Landmark Hvn	0.61mi	4/3.0 (+1)	2,652 (+12%)	1mo	$365,000	$138	43
3324 Sherwin Dr	0.66mi	4/2.5 (+1)	2,690 (+14%)	4mo	$299,000	$111	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.24×
• Total profit: $13,346
• Equity at exit: $62,791

10-year hold

• IRR: 9.3%
• Equity multiple: 2.05×
• Total profit: $58,681
• Equity at exit: $79,377

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 78108

• Home prices YoY: 0.3%
• Rents YoY: 2.4%
• Active inventory: 739
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$423 /mo · $5,074/yr
• Insurance: −$83
• HOA: −$7
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $250

Break-even live

Break-even rent $1,977

Max offer price $199,900

Occupancy floor 84%

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 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3405 Whisper Hvn Schertz, TX	4.0	2.5	3109	$2,900	$0.93	24d	1	0.11mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	2d	1	0.20mi
5744 Columbia Dr Cibolo, TX	3.0	2.5	2405	$2,029	$0.84	24d	1	0.36mi
524 Landmark Gate Cibolo, TX	4.0	2.5	2496	$2,300	$0.92	24d	1	0.43mi
424 Landmark Fls Cibolo, TX	4.0	2.0	2354	$2,100	$0.89	4d	1	0.45mi
104 Landmark Brk Cibolo, TX	4.0	2.5	2496	$2,195	$0.88	4d	1	0.67mi
3410 Sherwin Dr Schertz, TX	3.0	2.5	2329	$1,850	$0.79	3d	1	0.67mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	24d	1	0.67mi
920 Foxbrook Way Cibolo, TX	4.0	3.0	2403	$2,350	$0.98	24d	1	0.67mi
3120 Half Moon Dr Schertz, TX	4.0	3.0	3352	$2,485	$0.74	19d	1	0.73mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	24d	1	0.76mi
226 Fernwood Dr Schertz, TX	4.0	3.5	2408	$2,400	$1.00	24d	1	0.80mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	24d	1	0.82mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	3d	1	0.86mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	20d	1	0.87mi
5140 McKittrick Marion, TX	4.0	3.0	2269	$2,200	$0.97	18d	1	0.90mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	18d	1	0.91mi
3438 Columbia Dr Cibolo, TX	3.0	2.5	2312	$1,970	$0.85	44d	1	0.94mi
5125 Columbia Dr Cibolo, TX	4.0	3.0	2606	$2,095	$0.80	24d	1	0.95mi
724 Saddle Cyn Cibolo, TX	4.0	3.5	3167	$2,600	$0.82	18d	1	1.02mi
5708 Mahogany Bay Schertz, TX	4.0	2.5	2372	$1,950	$0.82	44d	1	1.02mi
3401 Charleston Ln Cibolo, TX	4.0	3.0	2403	$2,995	$1.25	24d	1	1.04mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	4d	1	1.07mi
420 Cactus Flower Cibolo, TX	3.0	2.0	1774	$1,900	$1.07	15d	1	1.19mi
741 Clearbrook Ave Schertz, TX	4.0	2.0	2259	$2,195	$0.97	24d	1	1.22mi
220 Hinge Crk Cibolo, TX	3.0	2.0	2403	$2,100	$0.87	16d	1	1.27mi
2805 Cheney Rd Unit NA Schertz, TX	4.0	3.5	2833	$2,800	$0.99	2d	1	1.32mi
6661 Bowie Cv Schertz, TX	3.0	3.0	2398	$2,195	$0.92	12d	1	1.35mi
335 Shelton Pass Cibolo, TX	4.0	2.5	2404	$2,350	$0.98	3d	1	1.43mi
308 Rustic Trl Cibolo, TX	3.0	2.0	1863	$1,895	$1.02	24d	1	1.43mi
571 American Flag Schertz, TX	3.0	2.5	2380	$2,200	$0.92	22d	1	1.48mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 49 events

1. 2026-04-24
   status Pending
2. 2026-03-19
   historical Active Option
3. 2026-03-14
   price $199,900
4. 2026-03-11
   status Back on Market
5. 2026-03-04
   status Pending
6. 2026-02-24
   price $219,900
7. 2026-01-23
   price $229,900
8. 2026-01-06
   status Back on Market
9. 2025-12-26
   historical Active Option
10. 2025-12-16
    status Back on Market
11. 2025-11-25
    status Pending
12. 2025-10-30
    historical Active Option
13. 2025-10-25
    price $239,900
14. 2025-10-11
    price $247,900
15. 2025-09-06
    price $254,900
16. 2025-08-28
    price $264,900
17. 2025-08-08
    price $279,900
18. 2025-08-08
    listed $229,900 New
19. 2025-06-08
    historical $2,160
20. 2025-05-30
    price $2,160
21. 2025-05-29
    price $2,185
22. 2025-05-24
    price $2,180
23. 2025-05-18
    price $2,185
24. 2025-05-15
    price $2,190
25. 2025-05-14
    price $2,215
26. 2025-05-11
    price $2,240
27. 2025-05-10
    price $2,235
28. 2025-05-08
    price $2,260
29. 2025-05-07
    price $2,245
30. 2025-05-06
    price $2,240
31. 2025-05-05
    price $2,235
32. 2025-05-04
    price $2,260
33. 2025-05-01
    listed $2,250
34. 2025-05-01
    historical $2,250
35. 2025-04-29
    price $2,250
36. 2025-04-26
    price $2,270
37. 2025-04-24
    price $2,265
38. 2025-04-20
    price $2,285
39. 2025-04-19
    price $2,290
40. 2025-04-16
    price $2,310
41. 2025-04-14
    listed $2,305
42. 2022-08-09
    soldstatus
43. 2022-07-15
    soldstatus Sold 113-char remark

    Show marketing remark (113 chars)

    Nice and large 4 bedroom 2.5 bath with a 2 car garage. Easy access to I-35. Please verify schools if important.

44. 2022-06-07
    status Pending 113-char remark

    Show marketing remark (113 chars)

    Nice and large 4 bedroom 2.5 bath with a 2 car garage. Easy access to I-35. Please verify schools if important.

45. 2022-06-01
    historical Active Option 113-char remark

    Show marketing remark (113 chars)

    Nice and large 4 bedroom 2.5 bath with a 2 car garage. Easy access to I-35. Please verify schools if important.

46. 2022-05-24
    listed $294,000 New 113-char remark

    Show marketing remark (113 chars)

    Nice and large 4 bedroom 2.5 bath with a 2 car garage. Easy access to I-35. Please verify schools if important.

47. 2008-08-20
    soldstatus 166-char remark

    Show marketing remark (166 chars)

    Lovely home with Bayed Windows Elevation. Beautiful front door. Patio perfect for those family BBQ's. Located in growing community near Steele High School and IH35.

48. 2008-02-29
    listed $133,500 166-char remark

    Show marketing remark (166 chars)

    Lovely home with Bayed Windows Elevation. Beautiful front door. Patio perfect for those family BBQ's. Located in growing community near Steele High School and IH35.

49. 2003-11-26
    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: $5,074 · $423/mo
• Projected year-2 tax: $5,074 · $423/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 5/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,515
• − Mortgage interest: −$11,198
• − Property taxes: −$5,074
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − HOA: −$84
• − Depreciation: −$5,815
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $3,013/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

+49.7% since first listed

49 events — show timeline

• 2026-04-24 Pending — LERA
• 2026-03-19 Contingent — LERA
• 2026-03-14 Price Changed $199,900 LERA
• 2026-03-11 Relisted — LERA
• 2026-03-04 Pending — LERA
• 2026-02-24 Price Changed $219,900 LERA
• 2026-01-23 Price Changed $229,900 LERA
• 2026-01-06 Relisted — LERA
• 2025-12-26 Contingent — LERA
• 2025-12-16 Relisted — LERA
• 2025-11-25 Pending — LERA
• 2025-10-30 Contingent — LERA
• 2025-10-25 Price Changed $239,900 LERA
• 2025-10-11 Price Changed $247,900 LERA
• 2025-09-06 Price Changed $254,900 LERA
• 2025-08-28 Price Changed $264,900 LERA
• 2025-08-08 Price Changed $279,900 LERA
• 2025-08-08 Listed $229,900 LERA
• 2025-06-08 Rental Removed $2,160 RENTPROGRESS
• 2025-05-30 Price Changed $2,160 RENTPROGRESS
• 2025-05-29 Price Changed $2,185 RENTPROGRESS
• 2025-05-24 Price Changed $2,180 RENTPROGRESS
• 2025-05-18 Price Changed $2,185 RENTPROGRESS
• 2025-05-15 Price Changed $2,190 RENTPROGRESS
• 2025-05-14 Price Changed $2,215 RENTPROGRESS
• 2025-05-11 Price Changed $2,240 RENTPROGRESS
• 2025-05-10 Price Changed $2,235 RENTPROGRESS
• 2025-05-08 Price Changed $2,260 RENTPROGRESS
• 2025-05-07 Price Changed $2,245 RENTPROGRESS
• 2025-05-06 Price Changed $2,240 RENTPROGRESS
• 2025-05-05 Price Changed $2,235 RENTPROGRESS
• 2025-05-04 Price Changed $2,260 RENTPROGRESS
• 2025-05-01 Listed for Rent $2,250 RENTPROGRESS
• 2025-05-01 Rental Removed $2,250 RENT.
• 2025-04-29 Price Changed $2,250 RENT.
• 2025-04-26 Price Changed $2,270 RENT.
• 2025-04-24 Price Changed $2,265 RENT.
• 2025-04-20 Price Changed $2,285 RENT.
• 2025-04-19 Price Changed $2,290 RENT.
• 2025-04-16 Price Changed $2,310 RENT.
• 2025-04-14 Listed for Rent $2,305 RENT.
• 2022-08-09 Sold (Public Records) — Public Records
• 2022-07-15 Sold (MLS) — LERA
• 2022-06-07 Pending — LERA
• 2022-06-01 Contingent — LERA
• 2022-05-24 Listed $294,000 LERA
• 2008-08-20 Sold (MLS) — LERA
• 2008-02-29 Listed $133,500 LERA
• 2003-11-26 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2026): $5,074 · +5.8% YoY. Source: county tax records.