222 Tapwood Ln · Cibolo, TX 78108

$270,000

5 bd · 3.0 ba · 2,623 sqft · SingleFamily public records · 319 Days on market

Built 1996 6,882 sqft lot Est $336k · 20% under $4/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 +15.0/15.0
• Cash flow +9.1/30.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Drive up to this lovely home and you will be greeted by a towering, luscious green oak. Step into the front door and take in the spacious and highly functional floor plan with large living areas, perfect for entertaining, or just relaxing at home during this time. Five bedrooms and three full bathrooms in the highly desirable City of Cibolo at this value is difficult to find. Bonus bedroom with large walk-in closet downstairs, owner's suite and three additional bedrooms and loft space upstairs. Step out into the large backyard surrounded by mature shade trees and relax knowing you are in a highly sought after area with bustling retail, entertainment, and dining options just minutes away. Short commute to JBSA Randolph and 25 minutes to Fort Sam Houston.

Key facts

• Tree-shaded backyard
• Flexible loft space
• Large walk-in closet

Tags

• DOWNSTAIRS GUEST SUITE
• LARGE WALK-IN CLOSET
• OVERSIZED OWNER'S SUITE
• FLEXIBLE LOFT SPACE
• TREE-SHADED BACKYARD

Property features AI

Finance

• Other: Possession at closing/funding
• HOA & community: Mandatory HOA; HOA fee $50 annually; Association transfer fee $200; Subdivision: Thistle Creek / Thistle Creek #2

Exterior

• Parking: 2-car garage
• Utilities: City water; City sewer
• Home design: Pre-owned property; Approximately 29 years old; Slab foundation; Composition roof
• Construction: Brick exterior; Cement fiber siding; Slab foundation; Composition roof; Approximately 29 years old
• Exterior features: Brick and cement fiber exterior

Interior

• Kitchen: Stove/Range; Dishwasher; Kitchen approx. 11 x 10
• Bedrooms: Master bedroom on upper level (12 x 17); Bedroom 2 (10 x 12); Bedroom 3 (11 x 10); Bedroom 4 (11 x 10); Bedroom 5 (9 x 13)
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Three full bathrooms; Master bathroom with separate tub and shower, separate vanity, and garden tub (10 x 8)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Smoke alarm; Garage door opener; Some window coverings remain; Two living areas
• Laundry & utility: Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (15.2% below list).
• Recommended offer: $229k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% FRL); Ray D Corbett J H (math 52% / reading 49%, grade C, #333 of 1,662 statewide, top 21%, 1,188 students, 40% FRL); Samuel Clemens H S (math 45% / reading 60%, grade C-, #444 of 1,632 statewide, top 27%, 2,544 students, 30% FRL).
• Market conditions: Rents rising (+2.4%/yr); 761 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask is 10920% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $229,026 (15.2% 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 319 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $335,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Mourning Dove	0.43mi	5/2.5	2,613 (-0%)	2mo	$330,000	$126	76
210 Rosegate Dr	0.06mi	4/2.5 (-1)	2,340 (-11%)	1mo	$299,500	$128	71
221 Valona Dr	0.48mi	4/3.0 (-1)	2,587 (-1%)	0mo	$369,900	$143	70
1012 Wellbrook	0.42mi	4/2.5 (-1)	2,569 (-2%)	2mo	$309,900	$121	68
1108 Turncreek Ln	0.24mi	4/2.5 (-1)	2,454 (-6%)	5mo	$315,000	$128	67
108 Blue Sage Ln	0.32mi	4/2.5 (-1)	2,790 (+6%)	2mo	$350,000	$125	66
1001 Grey Feather	0.41mi	4/2.5 (-1)	2,518 (-4%)	4mo	$349,000	$139	64
108 Sky Hbr	0.35mi	4/2.0 (-1)	2,359 (-10%)	4mo	$321,000	$136	54
122 Carmel	0.63mi	5/3.0	2,909 (+11%)	3mo	$274,900	$94	50
162 Blue Sage	0.45mi	4/2.0 (-1)	2,345 (-11%)	5mo	$365,000	$156	48
321 Alders Gate	0.57mi	4/2.5 (-1)	2,374 (-10%)	5mo	$325,000	$137	46
244 Kipper Ave	0.73mi	4/3.5 (-1)	3,004 (+14%)	2mo	$380,000	$126	33

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: -4.5%
• Equity multiple: 0.78×
• Total profit: $-16,438
• Equity at exit: $84,810

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $5,978
• Equity at exit: $107,213

Cash invested: $75,600 (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: 761
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$487 /mo · $5,841/yr
• Insurance: −$112
• HOA: −$4
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-210

Break-even live

Break-even rent $2,556

Max offer price $232,929

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-133	+0% $-210	+5% $-286	+10% $-363
Rent	-10% $-391	-5% $-300	+0% $-210	+5% $-119	+10% $-29
Rate	-1.0pp $-74	-0.5pp $-141	base $-210	+0.5pp $-280	+1.0pp $-351

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Laceleaf Ln Cibolo, TX	4.0	2.5	3071	$1,800	$0.59	22d	1	0.13mi
237 Winter Frost Cibolo, TX	4.0	2.5	2605	$2,075	$0.80	4d	1	0.37mi
116 Lindy Hls Cibolo, TX	4.0	2.5	2790	$2,100	$0.75	25d	1	0.37mi
324 Willow Loop Cibolo, TX	4.0	2.5	3183	$2,600	$0.82	25d	1	0.65mi
146 Bentwood Ranch Dr Cibolo, TX	4.0	3.5	2496	$1,946	$0.78	0d	1	0.74mi
2850 Bent Tree Dr Schertz, TX	4.0	3.0	3027	$2,900	$0.96	6d	1	0.84mi
509 Sea Headrig Dr Cibolo, TX	4.0	3.0	2731	$2,200	$0.81	25d	1	0.85mi
2813 Kline Cir Schertz, TX	4.0	2.5	2130	$1,800	$0.85	6d	1	1.01mi
226 Maidstone Cv Cibolo, TX	4.0	2.5	2710	$2,200	$0.81	25d	1	1.03mi
914 Armour Dr Cibolo, TX	5.0	4.0	3519	$3,200	$0.91	13d	1	1.08mi
821 Dimrock Schertz, TX	4.0	2.5	2509	$2,000	$0.80	16d	1	1.10mi
721 Wooded Trl Schertz, TX	4.0	2.5	2426	$2,195	$0.90	0d	1	1.18mi
2524 Woodbridge Way Schertz, TX	5.0	3.0	3532	$2,800	$0.79	0d	1	1.40mi
2616 Tree Crown Unit N/A Schertz, TX	4.0	3.0	2892	$2,295	$0.79	25d	1	1.41mi
147 Brookview Cibolo, TX	4.0	3.0	2500	$2,250	$0.90	25d	1	1.45mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	23d	1	1.48mi
555 Planters Pass Schertz, TX	4.0	2.0	2056	$2,000	$0.97	25d	1	1.48mi
164 Springtree Holw Cibolo, TX	4.0	2.5	2173	$1,925	$0.89	18d	1	1.49mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 26 events

1. 2026-06-21
   days on market $270,000 Active 319 DOM
2. 2026-06-18
   days on market $270,000 Active 316 DOM
3. 2026-06-17
   days on market $270,000 Active 315 DOM
4. 2026-06-16
   days on market $270,000 Active 314 DOM
5. 2026-06-13
   days on market $270,000 Active 311 DOM
6. 2026-06-13
   days on market $270,000 Active 310 DOM
7. 2026-06-09
   days on market $270,000 Active 307 DOM
8. 2026-06-08
   days on market $270,000 Active 306 DOM
9. 2026-06-07
   days on market $270,000 Active 305 DOM
10. 2026-06-04
    days on market $270,000 Active 302 DOM
11. 2026-06-03
    days on market $270,000 Active 301 DOM
12. 2026-06-02
    days on market $270,000 Active 300 DOM
13. 2026-06-01
    days on market $270,000 Active 299 DOM
14. 2026-05-31
    days on market $270,000 Active 298 DOM
15. 2026-02-05
    price $270,000
16. 2025-10-16
    price $299,000
17. 2025-09-29
    price $314,800
18. 2025-09-28
    listed $2,450
19. 2025-09-04
    price $314,900
20. 2025-08-06
    listed $315,000 New
21. 2020-10-08
    soldstatus
22. 2020-10-07
    soldstatus Sold 768-char remark

    Show marketing remark (768 chars)

    Drive up to this lovely home and you will be greeted by a towering, luscious green oak. Step into the front door and take in the spacious and highly functional floor plan with large living areas, perfect for entertaining, or just relaxing at home during this time. Five bedrooms and three full bathrooms in the highly desirable City of Cibolo at this value is difficult to find. Bonus bedroom with large walk-in closet downstairs, owner's suite and three additional bedrooms and loft space upstairs. Step out into the large backyard surrounded by mature shade trees and relax knowing you are in a highly sought after area with bustling retail, entertainment, and dining options just minutes away. Short commute to JBSA Randolph and 25 minutes to Fort Sam Houston.

23. 2020-09-15
    status Pending 768-char remark

    Show marketing remark (768 chars)

    Drive up to this lovely home and you will be greeted by a towering, luscious green oak. Step into the front door and take in the spacious and highly functional floor plan with large living areas, perfect for entertaining, or just relaxing at home during this time. Five bedrooms and three full bathrooms in the highly desirable City of Cibolo at this value is difficult to find. Bonus bedroom with large walk-in closet downstairs, owner's suite and three additional bedrooms and loft space upstairs. Step out into the large backyard surrounded by mature shade trees and relax knowing you are in a highly sought after area with bustling retail, entertainment, and dining options just minutes away. Short commute to JBSA Randolph and 25 minutes to Fort Sam Houston.

24. 2020-09-01
    historical Active Option 768-char remark

    Show marketing remark (768 chars)

    Drive up to this lovely home and you will be greeted by a towering, luscious green oak. Step into the front door and take in the spacious and highly functional floor plan with large living areas, perfect for entertaining, or just relaxing at home during this time. Five bedrooms and three full bathrooms in the highly desirable City of Cibolo at this value is difficult to find. Bonus bedroom with large walk-in closet downstairs, owner's suite and three additional bedrooms and loft space upstairs. Step out into the large backyard surrounded by mature shade trees and relax knowing you are in a highly sought after area with bustling retail, entertainment, and dining options just minutes away. Short commute to JBSA Randolph and 25 minutes to Fort Sam Houston.

25. 2020-07-27
    listed $235,000 New 768-char remark

    Show marketing remark (768 chars)

    Drive up to this lovely home and you will be greeted by a towering, luscious green oak. Step into the front door and take in the spacious and highly functional floor plan with large living areas, perfect for entertaining, or just relaxing at home during this time. Five bedrooms and three full bathrooms in the highly desirable City of Cibolo at this value is difficult to find. Bonus bedroom with large walk-in closet downstairs, owner's suite and three additional bedrooms and loft space upstairs. Step out into the large backyard surrounded by mature shade trees and relax knowing you are in a highly sought after area with bustling retail, entertainment, and dining options just minutes away. Short commute to JBSA Randolph and 25 minutes to Fort Sam Houston.

26. 1996-06-21
    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: $5,841 · $487/mo
• Projected year-2 tax: $5,841 · $487/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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,483
• − Mortgage interest: −$15,124
• − Property taxes: −$5,841
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − HOA: −$48
• − Depreciation: −$7,855
• Taxable loss: −$7,132
• Est. tax savings @ 24.0%: +$1,712
• After-tax cash flow: $-807/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

+14.9% since first listed

12 events — show timeline

• 2026-02-05 Price Changed $270,000 LERA
• 2025-10-16 Price Changed $299,000 LERA
• 2025-09-29 Price Changed $314,800 LERA
• 2025-09-28 Listed for Rent $2,450 SABOR
• 2025-09-04 Price Changed $314,900 LERA
• 2025-08-06 Listed $315,000 LERA
• 2020-10-08 Sold (Public Records) — Public Records
• 2020-10-07 Sold (MLS) — LERA
• 2020-09-15 Pending — LERA
• 2020-09-01 Contingent — LERA
• 2020-07-27 Listed $235,000 LERA
• 1996-06-21 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2026): $5,841 · +10.6% YoY. Source: county tax records.