320 Fawn · Canyon Lake, TX 78070

$199,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 289 Days on market

Built 2023 0.28 ac lot $132/sqft · 12% below area Est $227k · 12% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +13.1/15.0
• DSCR +5.8/10.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

Key facts

• 0.28 acre lot
• Built 2023
• Listed 289 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (4.8% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 633 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $31k (13%) 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; 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $227,401
• List price: $199,000
• Delta: -12.49%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Fairway Dr	0.18mi	3/2.0	1,512 (0%)	14mo	$188,600	$125	80

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-20,381
• Equity at exit: $29,672

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,499
• Equity at exit: $17,206

Cash invested: $55,720 (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 78070

• Home prices YoY: -20.8%
• Active inventory: 633
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $186

Break-even live

Break-even rent $1,659

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $199,000 Active 289 DOM
2. 2026-06-17
   days on market $199,000 Active 288 DOM
3. 2026-06-16
   days on market $199,000 Active 287 DOM
4. 2026-06-15
   days on market $199,000 Active 286 DOM
5. 2026-06-13
   days on market $199,000 Active 284 DOM
6. 2026-06-09
   days on market $199,000 Active 280 DOM
7. 2026-06-08
   days on market $199,000 Active 279 DOM
8. 2026-06-07
   days on market $199,000 Active 278 DOM
9. 2026-06-04
   days on market $199,000 Active 275 DOM
10. 2026-06-03
    days on market $199,000 Active 274 DOM
11. 2026-06-02
    days on market $199,000 Active 273 DOM
12. 2026-06-02
    days on market $199,000 Active 272 DOM
13. 2026-05-31
    days on market $199,000 Active 271 DOM
14. 2026-03-02
    historical
15. 2026-02-17
    price $199,000 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

16. 2026-01-13
    price $219,999
17. 2026-01-07
    price $219,900 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

18. 2025-12-09
    status Back on Market 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

19. 2025-12-01
    status Active
20. 2025-11-26
    historical Active Under Contract

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

21. 2025-11-26
    historical Active Option 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

22. 2025-11-22
    price $220,000
23. 2025-11-02
    price $220,000 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

24. 2025-09-12
    price $225,000

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

25. 2025-09-12
    price $225,000 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

26. 2025-09-02
    price $230,000
27. 2025-07-21
    price $235,000

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

28. 2025-07-21
    listed $230,000 Price Change 599-char remark

    Show marketing remark (599 chars)

    OWNER FINANCING AVAILABLE WITH APPROVED CREDIT! $5,000 IN BUYERS CLOSING COST. Welcome to your charming 3-bedroom, 2-bath manufactured double-wide home located in the serene community of Spring Branch, TX. This beautifully upgraded residence features modern tape and texture finishes throughout, offering a contemporary feel in a peaceful setting. Enjoy a spacious layout with generous living areas and well-appointed bedrooms perfect for relaxation. The home is situated on a nice yard, ideal for outdoor entertaining or gatherings. Don't miss the opportunity to make this delightful home your own!

29. 2025-07-01
    price $245,000
30. 2025-03-10
    listed $252,000 Active
31. 2023-03-09
    soldstatus Sold
32. 2023-03-09
    soldstatus Closed
33. 2023-03-09
    soldstatus
34. 2023-02-05
    status Pending
35. 2023-02-03
    status Pending
36. 2023-02-03
    status Pending
37. 2023-01-17
    listed $64,000 New
38. 2023-01-17
    listed $64,000 Active
39. 2023-01-17
    listed $64,000 Active
40. 2012-05-28
    historical
41. 2010-03-12
    listed $10,000
42. 1991-08-30
    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: $2,207 · $184/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$1,435/yr (+$120/mo · 65.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,737
• − Mortgage interest: −$11,147
• − Property taxes: −$2,207
• − Insurance: −$995
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$5,789
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $2,487/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): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 73.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• 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

+1890.0% since first listed

29 events — show timeline

• 2026-03-02 Listing Removed — CTXMLS
• 2026-02-17 Price Changed $199,000 LERA
• 2026-01-13 Price Changed $219,999 CTXMLS
• 2026-01-07 Price Changed $219,900 LERA
• 2025-12-09 Relisted — LERA
• 2025-12-01 Relisted — CTXMLS
• 2025-11-26 Contingent — CTXMLS
• 2025-11-26 Contingent — LERA
• 2025-11-22 Price Changed $220,000 CTXMLS
• 2025-11-02 Price Changed $220,000 LERA
• 2025-09-12 Price Changed $225,000 CTXMLS
• 2025-09-12 Price Changed $225,000 LERA
• 2025-09-02 Price Changed $230,000 CTXMLS
• 2025-07-21 Price Changed $235,000 CTXMLS
• 2025-07-21 Listed $230,000 LERA
• 2025-07-01 Price Changed $245,000 CTXMLS
• 2025-03-10 Listed $252,000 CTXMLS
• 2023-03-09 Sold (MLS) — LERA
• 2023-03-09 Sold (Public Records) — Public Records
• 2023-03-09 Sold (MLS) — Unlock MLS
• 2023-02-05 Pending — LERA
• 2023-02-03 Pending — Unlock MLS
• 2023-02-03 Pending — CTXMLS
• 2023-01-17 Listed $64,000 LERA
• 2023-01-17 Listed $64,000 CTXMLS
• 2023-01-17 Listed $64,000 Unlock MLS
• 2012-05-28 Listing Removed — LERA
• 2010-03-12 Listed $10,000 LERA
• 1991-08-30 Sold (Public Records) — Public Records

Property tax history

+17.9%/yr

Latest (2026): $2,207 · -12.1% YoY. Source: county tax records.