329 Westminister Sq · Canyon Lake, TX 78133

$55,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 32 Days on market

Built 1993 0.50 ac lot $45/sqft · 70% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

Key facts

• Half-acre lot
• 0.5 acre lot
• 2 garage spots

Tags

• HALF-ACRE LOT
• WELL-EQUIPPED KITCHEN
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Subdivision legal name: ROLLING HILLS ESTATES 3

Exterior

• Parking: 2-car garage
• Utilities: Septic system
• Home design: Pre-owned single-family home; Approximately 33 years old
• Construction: Wood exterior construction; Metal roof
• Exterior features: Wood exterior; Metal roof; Located in the Rolling Hills subdivision

Interior

• Kitchen: Kitchen (approx. 10 x 12); Stove/Range
• Bedrooms: Master bedroom on lower level (approx. 6 x 16); Bedroom 2 (approx. 10 x 16); Bedroom 3 (approx. 12 x 9)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower (approx. 13 x 16)
• Heating & cooling: Central heating (electric); Central air conditioning; Multiple window A/C units (3+)
• Interior features: Ceiling fans; Washer and dryer connections; Stove/Range included; One living area; All window coverings remain; Accessible/adaptive home; Bathroom on first floor; Bedroom on first floor; No carpet
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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: Rents soft (-1.2%/yr); 1014 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.12% ✓
• Cap rate: 27.59%
• Cash-on-cash: 76.05%
• DSCR: 4.38
• GRM: 2.7

CMA / ARV

• ARV (median comp): $185,870
• List price: $55,000
• Delta: -70.41%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4508 Chamberlain Way	0.26mi	3/2.0	1,216 (0%)	20mo	$65,000	$53	72
1154 Hidden Fawn	0.51mi	3/2.0	1,140 (-6%)	6mo	$190,000	$167	60
442 Buckhorn Dr	0.66mi	3/2.0	1,232 (+1%)	12mo	$95,000	$77	56
220 Sir Arthur Way	0.22mi	2/2.0 (-1)	1,056 (-13%)	22mo	$149,500	$142	45
706 Flintstone Dr	0.61mi	3/2.0	1,064 (-12%)	16mo	$60,000	$56	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 72.6%
• Equity multiple: 4.13×
• Total profit: $48,246
• Equity at exit: $8,201

10-year hold

• IRR: 75.6%
• Equity multiple: 7.67×
• Total profit: $102,725
• Equity at exit: $4,755

Cash invested: $15,400 (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 78133

• Home prices YoY: -33.8%
• Rents YoY: -1.2%
• Active inventory: 1014
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$288
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $976

Break-even live

Break-even rent $480

Max offer price $55,000

Occupancy floor 38%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 Sir Winston Dr Canyon Lake, TX	3.0	2.0	1288	$1,495	$1.16	43d	1	0.18mi
507 Scenic Run Canyon Lake, TX	3.0	2.0	1276	$1,650	$1.29	43d	1	0.48mi
127 Quail Run St Canyon Lake, TX	3.0	2.0	940	$1,400	$1.49	43d	1	0.98mi
532 Grandview Bnd Canyon Lake, TX	3.0	2.0	1344	$1,450	$1.08	20d	1	1.04mi
270 Ridgerock Dr Canyon Lake, TX	3.0	2.0	900	$1,600	$1.78	43d	1	1.07mi
324 Ridgerock Dr Unit 1 Canyon Lake, TX	2.0	2.0	1050	$1,450	$1.38	23d	1	1.10mi
1015 Twin Deer Ln Canyon Lake, TX	3.0	1.0	1470	$1,895	$1.29	23d	1	1.18mi
1015 Twin Deer Ln Canyon Lake, TX	3.0	2.0	1470	$1,995	$1.36	43d	1	1.18mi
371 Cloud Top Unit 1351233P Canyon Lake, TX	2.0	2.0	957	$4,021	$4.20	16d	1	1.19mi
634 Flatrock Dr Canyon Lake, TX	3.0	2.0	1250	$2,400	$1.92	43d	1	1.41mi
668 Creekside Dr Canyon Lake, TX	2.0	2.0	980	$1,225	$1.25	43d	1	1.47mi
1475 Bonnyview Dr Canyon Lake, TX	3.0	2.0	1320	$1,800	$1.36	23d	1	1.49mi

Listing history 11 events

1. 2026-06-02
   status $55,000 Pending 32 DOM
2. 2026-06-01
   days on market $55,000 Active Option 32 DOM
3. 2026-05-31
   days on market $55,000 Active Option 31 DOM
4. 2026-05-16
   price $55,000 671-char remark
5. 2026-04-30
   listed $65,000 New 671-char remark
6. 2013-02-27
   soldstatus
7. 2013-02-22
   soldstatus 495-char remark

   Show marketing remark (512 chars)

   Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/ D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

8. 2013-02-22
   soldstatus $45,000

   Show marketing remark (512 chars)

   Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/ D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

9. 2013-01-10
   historical 495-char remark

   Show marketing remark (495 chars)

   Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

10. 2012-10-01
    listed $52,500 495-char remark

    Show marketing remark (512 chars)

    Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/ D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

11. 2012-10-01
    listed $52,500

    Show marketing remark (512 chars)

    Move in ready home in well established neighborhood minutes from boat ramps 6, 7 & 8 & Cranes Mill Marina. Refrigerator, microwave & W/ D convey with sale. AC & furnace replaced in 2010. Very nice hill views & beautiful oaks & fruit trees adorn the landscaping. Two storage buildings in back were used for workshops & have power. Fire pit in backyard as well as horseshoe game pits for outdoor gatherings. Central to San Antonio, Austin & Hill Country attractions.

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$188/yr (+$16/mo · 22.9%)

ⓘ 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 ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,591
• − Mortgage interest: −$3,081
• − Property taxes: −$819
• − Insurance: −$275
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$1,600
• Taxable income: $11,522
• Est. tax owed @ 24.0%: −$2,765
• After-tax cash flow: $8,947/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): 21,959
• Household income: $83,853
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 402.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7%

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: ▼ -111.36%
• Current HPI: 218.4633
• Rent YoY: ▼ -1.20%
• 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

+4.8% since first listed

10 events — show timeline

• 2026-06-01 Pending — LERA
• 2026-05-26 Contingent — LERA
• 2026-05-16 Price Changed $55,000 LERA
• 2026-04-30 Listed $65,000 LERA
• 2013-02-27 Sold (Public Records) — Public Records
• 2013-02-22 Sold (MLS) — LERA
• 2013-02-22 Sold (MLS) — CTXMLS
• 2013-01-10 Listing Removed — LERA
• 2012-10-01 Listed $52,500 LERA
• 2012-10-01 Listed $52,500 CTXMLS

Property tax history

+2.2%/yr

Latest (2026): $819 · +10.0% YoY. Source: county tax records.