129 Rattlesnake Way · Cibolo, TX 78108

$259,900

4 bd · 2.0 ba · 1,848 sqft · SingleFamily public records · 44 Days on market

Built 2006 5,488 sqft lot Est $259k · at est. $17/mo HOA · 1% 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).

• Cash flow +8.1/30.0
• ARV discount +7.3/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Come see this beautiful 4 bedroom home! As soon as you walk through the door you are greeted with gorgeous laminate flooring that runs through out the house. The floorplan is wide open with the living, dining, kitchen, and breakfast area flowing together flawlessly. The backyard features a covered patio space. The master bedroom is big and split from the rest of the bedrooms. All of the bedrooms have the laminate flooring!!! Wonderful subdivision, recently repainted interior, 4 bedrooms and more. This home is a MUST SEE!!!

Key facts

• 5,488 sq ft lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: Mandatory HOA; Annual HOA fee; Community amenities include park/playground and jogging trails

Exterior

• Parking: 2-car garage
• Security: Pre-wired for security
• Utilities: Public water; Public sewer
• Home design: Pre-owned single-family home; Subdivision: Cibolo Valley Ranch
• Construction: Stone/rock and cement fiber exterior; Composition roof; Slab foundation; Approximately 20 years old
• Exterior features: Covered patio; Patio slab; Privacy fence; Solar screens; Street paved with curbs, gutters, sidewalks and streetlights

Interior

• Kitchen: Self-cleaning oven; Dishwasher; Disposal; Ice maker connection; Eat-in kitchen with breakfast bar
• Bedrooms: Primary bedroom on lower level with walk-in closet, ceiling fan and full bathroom (16 x 15); Bedroom 2 (13 x 12); Bedroom 3 (11 x 10); Bedroom 4 (11 x 10)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bath with tub/shower combination and double vanity (11 x 10)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Pre-wired for security; Garage door opener; Self-cleaning oven; Disposal; Dishwasher; Ice maker connection; Electric water heater; 1 living area; Separate dining room; Eat-in kitchen with breakfast bar; Two eating areas; Ground level / no steps; High ceilings; Open floor plan; Laundry room (lower level); Walk-in closets; Washer connection; Dryer connection
• Laundry & utility: Washer connection; Dryer connection; Laundry room on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (18.8% below list).
• Recommended offer: $211k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.3% in Cibolo — 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 72/100 on livability (#261 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety 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: Wiederstein El (math 40% / reading 50%, grade D-, #1,133 of 4,322 statewide, top 27%, 551 students, 38% 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 32% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 763 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,164 (18.8% 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 44 days. Have you received any prior offers? Is the seller open to a 19% 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 B-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: 0.81% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $258,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
193 Corral Fence	0.21mi	4/2.0	1,848 (0%)	3mo	$229,900	$124	88
204 Bridle	0.28mi	4/2.5	1,816 (-2%)	2mo	$250,000	$138	80
205 Rawhide Way	0.27mi	3/2.0 (-1)	1,796 (-3%)	2mo	$295,000	$164	76
412 Saddlehorn	0.27mi	4/2.5	1,971 (+7%)	2mo	$229,900	$117	72
639 Sumpter Banks	0.69mi	4/2.0	1,901 (+3%)	3mo	$344,000	$181	61
623 Sumpter Banks	0.69mi	4/2.0	1,901 (+3%)	3mo	$370,115	$195	60
5125 El Capitan	0.69mi	3/2.0 (-1)	1,955 (+6%)	1mo	$268,999	$138	52
5023 Palo Duro	0.69mi	3/2.0 (-1)	1,955 (+6%)	2mo	$267,999	$137	51
5121 El Capitan	0.69mi	4/3.0	2,024 (+10%)	0mo	$282,499	$140	48
5027 Palo Duro	0.69mi	4/3.0	2,024 (+10%)	2mo	$277,999	$137	46
640 Sumpter Banks	0.69mi	3/2.0 (-1)	1,650 (-11%)	2mo	$325,500	$197	43
627 Sumpter Banks	0.69mi	3/2.0 (-1)	1,650 (-11%)	3mo	$325,500	$197	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: -5.5%
• Equity multiple: 0.73×
• Total profit: $-19,290
• Equity at exit: $81,638

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,615
• Equity at exit: $103,203

Cash invested: $72,772 (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: 763
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$437 /mo · $5,245/yr
• Insurance: −$108
• HOA: −$17
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-257

Break-even live

Break-even rent $2,437

Max offer price $214,485

Occupancy floor —

Sensitivity live

Price	-10% $-110	-5% $-184	+0% $-257	+5% $-331	+10% $-404
Rent	-10% $-424	-5% $-340	+0% $-257	+5% $-174	+10% $-90
Rate	-1.0pp $-126	-0.5pp $-191	base $-257	+0.5pp $-324	+1.0pp $-393

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Rattlesnake Way Cibolo, TX	4.0	2.5	1816	$1,855	$1.02	24d	1	0.12mi
124 Anvil Pl Cibolo, TX	3.0	2.0	1398	$1,700	$1.22	24d	1	0.13mi
229 Hereford St Cibolo, TX	3.0	2.0	1398	$1,750	$1.25	24d	1	0.17mi
325 Longhorn Way Cibolo, TX	3.0	2.0	1650	$1,800	$1.09	3d	1	0.18mi
517 Saddle Back Trl Cibolo, TX	4.0	3.5	2597	$2,400	$0.92	2d	1	0.26mi
315 Cibolo Cmns Cibolo, TX	1.0–3.0	1.0–2.0	1052	$2,086	$1.98	2d	22	0.27mi
429 Prickly Pear Dr Cibolo, TX	4.0	2.5	1971	$2,100	$1.07	3d	1	0.27mi
417 Cattle Run Cibolo, TX	4.0	2.5	2382	$2,095	$0.88	2d	1	0.34mi
417 Cattle Run Cibolo, TX	4.0	2.5	2382	$2,095	$0.88	13d	1	0.34mi
513 Chelson Hunt Cibolo, TX	4.0	2.5	2453	$2,800	$1.14	24d	1	0.57mi
201 Canyon Vis Cibolo, TX	4.0	2.5	2396	$2,000	$0.83	44d	1	0.60mi
237 Hinsdale Run Cibolo, TX	3.0	2.5	2022	$2,200	$1.09	22d	1	0.66mi
201 Gatewood Fls Cibolo, TX	4.0	2.5	2245	$1,949	$0.87	24d	1	0.67mi
2114 Monument HL Cibolo, TX	4.0	3.0	2378	$2,400	$1.01	17d	1	0.71mi
137 Niemietz Cv Cibolo, TX	4.0	2.5	2419	$2,200	$0.91	24d	1	0.71mi
132 Niemietz Cv Cibolo, TX	3.0	2.0	1596	$1,900	$1.19	24d	1	0.74mi
611 Overlook Rdg Cibolo, TX	5.0	2.5	2539	$2,600	$1.02	3d	1	0.74mi
321 Caleb Ct Cibolo, TX	3.0	2.0	1397	$1,695	$1.21	24d	1	0.75mi
332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	24d	1	0.78mi
332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	21d	1	0.78mi
320 Caleb Ct Unit 318 Schertz, TX	3.0	2.0	1397	$1,695	$1.21	24d	1	0.78mi
318 Caleb Ct Schertz, TX	3.0	2.0	1397	$1,695	$1.21	3d	1	0.78mi
330/332 Caleb Ct Schertz, TX	3.0	2.5	1609	$1,695	$1.05	5d	1	0.78mi
308 Rustic Trl Cibolo, TX	3.0	2.0	1863	$1,895	$1.02	24d	1	0.93mi
244 Heavenly Vw Cibolo, TX	3.0	2.0	1877	$1,950	$1.04	4d	1	0.95mi
568 Lilac Shls Cibolo, TX	4.0	2.0	1847	$2,200	$1.19	18d	1	0.96mi
220 Hinge Crk Cibolo, TX	3.0	2.0	2403	$2,100	$0.87	17d	1	0.97mi
528 Whispering Wl Cibolo, TX	3.0–5.0	2.0–3.5	2059	$2,342	$1.14	2d	3	1.04mi
420 Cactus Flower Cibolo, TX	3.0	2.0	1774	$1,900	$1.07	15d	1	1.05mi
205 Sunset Hts Cibolo, TX	4.0	2.5	2484	$2,145	$0.86	21d	1	1.35mi
101 Santa Clara St Cibolo, TX	3.0	2.0	1740	$1,750	$1.01	13d	1	1.38mi
417 Turnberry Way Cibolo, TX	3.0	2.0	2480	$2,300	$0.93	21d	1	1.38mi
313 Kayden Ct Marion, TX	4.0	2.0	1575	$2,037	$1.29	2d	1	1.46mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 21 events

1. 2026-06-21
   days on market $259,900 Active 44 DOM
2. 2026-06-18
   days on market $259,900 Active 41 DOM
3. 2026-06-17
   days on market $259,900 Active 40 DOM
4. 2026-06-16
   days on market $259,900 Active 39 DOM
5. 2026-06-13
   days on market $259,900 Active 36 DOM
6. 2026-06-13
   days on market $259,900 Active 35 DOM
7. 2026-06-09
   statusdays on market $259,900 Active 32 DOM
8. 2026-06-08
   days on market $259,900 Price Change 31 DOM
9. 2026-06-07
   days on market $259,900 Price Change 30 DOM
10. 2026-06-04
    days on market $259,900 Price Change 27 DOM
11. 2026-06-03
    days on market $259,900 Price Change 26 DOM
12. 2026-06-02
    days on market $259,900 Price Change 25 DOM
13. 2026-06-01
    days on market $259,900 Price Change 24 DOM
14. 2026-05-31
    days on market $259,900 Price Change 23 DOM
15. 2026-05-22
    price $265,000
16. 2026-05-08
    listed $275,000 New
17. 2021-08-25
    soldstatus
18. 2021-08-23
    soldstatus Sold 532-char remark

    Show marketing remark (532 chars)

    Come see this beautiful 4 bedroom home! As soon as you walk through the door you are greeted with gorgeous laminate flooring that runs through out the house. The floorplan is wide open with the living, dining, kitchen, and breakfast area flowing together flawlessly. The backyard features a covered patio space. The master bedroom is big and split from the rest of the bedrooms. All of the bedrooms have the laminate flooring!!! Wonderful subdivision, recently repainted interior, 4 bedrooms and more. This home is a MUST SEE!!!

19. 2021-08-03
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Come see this beautiful 4 bedroom home! As soon as you walk through the door you are greeted with gorgeous laminate flooring that runs through out the house. The floorplan is wide open with the living, dining, kitchen, and breakfast area flowing together flawlessly. The backyard features a covered patio space. The master bedroom is big and split from the rest of the bedrooms. All of the bedrooms have the laminate flooring!!! Wonderful subdivision, recently repainted interior, 4 bedrooms and more. This home is a MUST SEE!!!

20. 2021-07-22
    historical Active Option 532-char remark

    Show marketing remark (532 chars)

    Come see this beautiful 4 bedroom home! As soon as you walk through the door you are greeted with gorgeous laminate flooring that runs through out the house. The floorplan is wide open with the living, dining, kitchen, and breakfast area flowing together flawlessly. The backyard features a covered patio space. The master bedroom is big and split from the rest of the bedrooms. All of the bedrooms have the laminate flooring!!! Wonderful subdivision, recently repainted interior, 4 bedrooms and more. This home is a MUST SEE!!!

21. 2021-07-20
    listed $240,000 New 532-char remark

    Show marketing remark (532 chars)

    Come see this beautiful 4 bedroom home! As soon as you walk through the door you are greeted with gorgeous laminate flooring that runs through out the house. The floorplan is wide open with the living, dining, kitchen, and breakfast area flowing together flawlessly. The backyard features a covered patio space. The master bedroom is big and split from the rest of the bedrooms. All of the bedrooms have the laminate flooring!!! Wonderful subdivision, recently repainted interior, 4 bedrooms and more. This home is a MUST SEE!!!

ⓘ 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: $5,245 · $437/mo
• Projected year-2 tax: $5,245 · $437/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 ≥109°F today · 21 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: $25,340
• − Mortgage interest: −$14,558
• − Property taxes: −$5,245
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$204
• − Depreciation: −$7,561
• Taxable loss: −$7,582
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $-1,265/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 — Cibolo

• Score: 72/100
• State rank: #261
• US rank: #6177

Category grades

Amenities F Commute F Cost of living B+ 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: Cibolo, TX
• County: Guadalupe County · 147,291 people
• City population: 49,784
• 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

+10.4% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $265,000 LERA
• 2026-05-08 Listed $275,000 LERA
• 2021-08-25 Sold (Public Records) — Public Records
• 2021-08-23 Sold (MLS) — LERA
• 2021-08-03 Pending — LERA
• 2021-07-22 Contingent — LERA
• 2021-07-20 Listed $240,000 LERA

Property tax history

+2.1%/yr

Latest (2026): $5,245 · +1.0% YoY. Source: county tax records.