3302 Whisper Mnr · Schertz, TX 78108

$244,990

3 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 67 Days on market

Built 2012 7,710 sqft lot Est $266k · 8% under $8/mo HOA

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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 +11.0/15.0
• Cash flow +9.4/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in NE San Antonio, convienient to New Braunfels and Austin. This wonderful one story plan features a front porch, chefs kitchen and 36" upper cabinets & granite countertops. The master suite features a seperate shower and garden tub. Standard features include ceramic tile in the entry, kitchen, utility room and all bathrooms. Home energy star qualified with Envirosmart Cellulose insulation in exterior walls and open cell foam insulated roof. Ready for move-in.

Key facts

• One story home
• Granite countertops
• 7,710 sq ft lot

Tags

• ONE STORY HOME
• NORTHEAST SAN ANTONIO
• WELCOMING FRONT PORCH
• BRIGHT OPEN LIVING SPACE
• WELL APPOINTED CHEF'S KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Financial info: Down payment resources available
• HOA & community: Mandatory HOA; HOA fee $100 annually; Association transfer fee $350; Subdivision: NORTHCLIFFE II UNIT 1 (community listed as WHISPER MEADOW)

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximate age: 14 years
• Construction: Brick exterior; Slab foundation; Composition roof
• Exterior features: Park/playground, BBQ/grill, and basketball court nearby

Interior

• Kitchen: Stove/Range; Microwave; Dishwasher
• Bedrooms: Primary bedroom with walk-in closet, ceiling fan, and full bath (12 x 17); Bedroom 2 (12 x 11); Bedroom 3 (12 x 10)
• Flooring: Carpeting; Ceramic tile; Wood flooring
• Bathrooms: 2 full bathrooms; Primary bath with tub/shower combination and single vanity (6 x 14)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Separate dining room; Eat-in kitchen; Laundry room; All window coverings remain
• Laundry & utility: Washer connection; Dryer connection; Utility room (7 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.7% below list).
• Recommended offer: $209k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Schertz El (math 25% / reading 31%, grade F, #2,740 of 4,322 statewide, top 64%, 671 students, 67% 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 average 46% FRL vs 27% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,013 (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 67 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $265,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3529 Cliffside	0.43mi	3/2.0	1,648 (-5%)	2mo	$224,500	$136	71
3422 Morning Dr	0.41mi	3/2.0	1,631 (-6%)	3mo	$175,000	$107	69
5010 Crestwood Dr	0.63mi	4/2.0 (+1)	1,707 (-1%)	1mo	$275,000	$161	63
4124 Wensledale	0.24mi	4/2.0 (+1)	1,922 (+11%)	4mo	$184,900	$96	62
5724 Columbia	0.57mi	3/2.0	1,596 (-8%)	4mo	$245,000	$154	58
4905 Tiffany	0.53mi	3/2.0	1,564 (-9%)	4mo	$239,999	$153	56
5725 Maxfli Dr	0.56mi	3/2.0	1,510 (-13%)	0mo	$209,000	$138	52
6017 Scenic Links	0.57mi	3/2.0	1,510 (-13%)	2mo	$244,000	$162	51
6226 Fred Couples	0.74mi	3/2.0	1,591 (-8%)	4mo	$265,000	$167	50
4910 Cherry Tree	0.55mi	3/2.0	1,474 (-15%)	2mo	$234,900	$159	49
5018 Wedgewood	0.68mi	3/2.0	1,944 (+13%)	1mo	$189,900	$98	46
5752 Ping Way	0.60mi	4/2.0 (+1)	1,496 (-13%)	4mo	$249,500	$167	42

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: -4.2%
• Equity multiple: 0.80×
• Total profit: $-13,840
• Equity at exit: $76,954

10-year hold

• IRR: 1.0%
• Equity multiple: 1.11×
• Total profit: $7,714
• Equity at exit: $97,282

Cash invested: $68,597 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$430 /mo · $5,157/yr
• Insurance: −$102
• HOA: −$8
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-173

Break-even live

Break-even rent $2,310

Max offer price $214,367

Occupancy floor —

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: $61,248
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	2d	1	0.03mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	23d	1	0.56mi
5745 Maxfli Dr Schertz, TX	3.0	2.0	1214	$1,600	$1.32	17d	1	0.58mi
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	23d	1	0.69mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	4d	1	0.85mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	2d	1	0.87mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	23d	1	0.96mi
2272 Monument Hl , TX	4.0	3.0	2210	$2,400	$1.09	17d	1	1.01mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	23d	1	1.03mi
420 Cactus Flower Cibolo, TX	3.0	2.0	1774	$1,900	$1.07	14d	1	1.11mi
308 Rustic Trl Cibolo, TX	3.0	2.0	1863	$1,895	$1.02	23d	1	1.39mi
428 Kings Way Cibolo, TX	4.0	2.0	1730	$2,099	$1.21	23d	1	1.41mi
201 Gatewood Fls Cibolo, TX	4.0	2.5	2245	$1,949	$0.87	23d	1	1.45mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 14 events

1. 2026-06-02
   statusdays on market $244,990 Pending 67 DOM
2. 2026-06-01
   days on market $244,990 Active Option 66 DOM
3. 2026-05-31
   days on market $244,990 Active Option 65 DOM
4. 2026-05-18
   historical Active Option
5. 2026-05-05
   price $244,990
6. 2026-04-24
   price $249,990
7. 2026-03-27
   listed $260,000 New
8. 2026-02-24
   soldstatus
9. 2012-07-17
   soldstatus 483-char remark

   Show marketing remark (483 chars)

   Located in NE San Antonio, convienient to New Braunfels and Austin. This wonderful one story plan features a front porch, chefs kitchen and 36" upper cabinets & granite countertops. The master suite features a seperate shower and garden tub. Standard features include ceramic tile in the entry, kitchen, utility room and all bathrooms. Home energy star qualified with Envirosmart Cellulose insulation in exterior walls and open cell foam insulated roof. Ready for move-in.

10. 2012-05-24
    historical 483-char remark

    Show marketing remark (483 chars)

    Located in NE San Antonio, convienient to New Braunfels and Austin. This wonderful one story plan features a front porch, chefs kitchen and 36" upper cabinets & granite countertops. The master suite features a seperate shower and garden tub. Standard features include ceramic tile in the entry, kitchen, utility room and all bathrooms. Home energy star qualified with Envirosmart Cellulose insulation in exterior walls and open cell foam insulated roof. Ready for move-in.

11. 2012-01-03
    listed $168,900 483-char remark

    Show marketing remark (483 chars)

    Located in NE San Antonio, convienient to New Braunfels and Austin. This wonderful one story plan features a front porch, chefs kitchen and 36" upper cabinets & granite countertops. The master suite features a seperate shower and garden tub. Standard features include ceramic tile in the entry, kitchen, utility room and all bathrooms. Home energy star qualified with Envirosmart Cellulose insulation in exterior walls and open cell foam insulated roof. Ready for move-in.

12. 2012-01-03
    historical

    Show marketing remark (483 chars)

    Located in NE San Antonio, convienient to New Braunfels and Austin. This wonderful one story plan features a front porch, chefs kitchen and 36" upper cabinets & granite countertops. The master suite features a seperate shower and garden tub. Standard features include ceramic tile in the entry, kitchen, utility room and all bathrooms. Home energy star qualified with Envirosmart Cellulose insulation in exterior walls and open cell foam insulated roof. Ready for move-in.

13. 2011-10-05
    soldstatus
14. 2011-09-06
    listed $170,900

ⓘ 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: $5,157 · $430/mo
• Projected year-2 tax: $5,157 · $430/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 ≥107°F today · 23 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: $25,082
• − Mortgage interest: −$13,723
• − Property taxes: −$5,157
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$96
• − Depreciation: −$7,127
• Taxable loss: −$6,259
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-578/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

+43.4% since first listed

11 events — show timeline

• 2026-05-18 Contingent — LERA
• 2026-05-05 Price Changed $244,990 LERA
• 2026-04-24 Price Changed $249,990 LERA
• 2026-03-27 Listed $260,000 LERA
• 2026-02-24 Sold (Public Records) — Public Records
• 2012-07-17 Sold (MLS) — LERA
• 2012-05-24 Listing Removed — LERA
• 2012-01-03 Listing Removed — LERA
• 2012-01-03 Listed $168,900 LERA
• 2011-10-05 Sold (Public Records) — Public Records
• 2011-09-06 Listed $170,900 LERA

Property tax history

+1.9%/yr

Latest (2026): $5,157 · +2.8% YoY. Source: county tax records.