10129 Strasbourg Way · Schertz, TX 78154

$312,500

5 bd · 2.5 ba · 2,544 sqft · SingleFamily public records · 191 Days on market

Built 2015 6,534 sqft lot Est $397k · 21% under $35/mo HOA · 1% of rent ↓ 3% since listing

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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 +12.6/30.0
• Schools +4.4/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this very well maintained 5-bedroom home featuring an open floor plan and no carpets downstairs for easy maintenance. Enjoy the benefits of a new roof and a covered patio with a spacious backyard, perfect for outdoor gatherings! Located just minutes from schools, shopping centers, dining, and Randolph Air Force Base, this home offers convenience and comfort.

Key facts

• Open floor plan
• Spacious backyard
• Covered patio

Tags

• OPEN FLOOR PLAN
• NEW ROOF
• COVERED PATIO
• SPACIOUS BACKYARD
• MINUTES FROM SCHOOLS
• MINUTES FROM SHOPPING CENTERS

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA dues $210 semi-annually; Association transfer fee applies; Neighborhood amenities include park/playground

Exterior

• Parking: 2-car garage
• Utilities: Gas supplied by CPS; Electricity supplied by CPS; Water supplied by SAWB; Sewer supplied by SAWB; Connected to water and sewer systems
• Home design: Pre-owned single-family home; East-facing
• Construction: Approximately 10 years old; Built by D.R. Horton; Brick and cement fiber exterior; Composition roof; Slab foundation
• Exterior features: Covered patio; Double pane windows; Street paved with sidewalks and streetlights; Asphalt streets

Interior

• Kitchen: Gas cooking; Microwave oven; Refrigerator included; Dishwasher; Disposal; Island; Solid countertops
• Bedrooms: Primary bedroom on lower level with walk-in closet, ceiling fan, and full bath; Bedroom 2 — 15 x 12; Bedroom 3 — 14 x 12; Bedroom 4 — 11 x 10; Bedroom 5 — 12 x 12; Primary bedroom dimensions — 14 x 16
• Flooring: Carpeting; Ceramic tile flooring
• Bathrooms: Two full bathrooms and one half bathroom; Primary bath with separate tub and shower and double vanity; Primary bath dimensions — 10 x 8
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Smoke alarm; Garage door opener; Solid countertops; Island kitchen; Walk-in pantry; Game room; Utility room inside; Laundry on main level; Laundry room; Attic with radiant barrier decking; Open floor plan; High ceilings; Separate dining room; Two eating areas; Ground level / no steps; Secondary bedroom on lower level; All window coverings remain; Private garbage service
• Laundry & utility: Washer and dryer connections; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-40 ($-477/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (20.4% below list).
• Recommended offer: $249k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Watts El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 593 students, 44% 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 soft (-2.9%/yr); 495 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

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 $248,742 (20.4% 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 191 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $396,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10226 Galineer Gln	0.44mi	5/3.0	2,609 (+3%)	1mo	$361,990	$139	72
12811 Prairie Vly	0.44mi	5/3.0	2,609 (+3%)	2mo	$369,990	$142	72
10223 Pine River Dr	0.47mi	5/3.0	2,609 (+3%)	2mo	$363,490	$139	70
10157 Galineer Gln	0.44mi	4/2.5 (-1)	2,338 (-8%)	2mo	$349,990	$150	59
10113 Peppercorn Pl	0.63mi	4/3.5 (-1)	2,522 (-1%)	1mo	$442,990	$176	59
10110 Pine Riv	0.62mi	4/3.5 (-1)	2,522 (-1%)	2mo	$429,990	$170	59
10134 Pine River Dr	0.57mi	4/2.5 (-1)	2,338 (-8%)	2mo	$339,990	$145	53
10231 Pine River Dr	0.46mi	4/3.0 (-1)	2,260 (-11%)	1mo	$344,990	$153	52
9439 Hidden Stone	0.75mi	4/3.0 (-1)	2,638 (+4%)	1mo	$421,800	$160	51
10114 Pine River Rd	0.61mi	4/2.5 (-1)	2,884 (+13%)	2mo	$449,990	$156	43
10139 Dew Ridge Way	0.66mi	4/3.5 (-1)	2,858 (+12%)	1mo	$534,990	$187	39
10106 Pine River Rd	0.63mi	4/3.0 (-1)	2,165 (-15%)	2mo	$421,990	$195	37

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-60,516
• Equity at exit: $46,595

10-year hold

• IRR: -21.3%
• Equity multiple: 0.04×
• Total profit: $-84,360
• Equity at exit: $27,019

Cash invested: $87,500 (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 78154

• Home prices YoY: -17.6%
• Rents YoY: -2.9%
• Active inventory: 495
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,639
• Tax from tax record: −$201 /mo · $2,410/yr
• Insurance: −$130
• HOA: −$35
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-40

Break-even live

Break-even rent $2,538

Max offer price $305,482

Occupancy floor 97%

Sensitivity live

Price	-10% $137	-5% $49	+0% $-40	+5% $-128	+10% $-217
Rent	-10% $-236	-5% $-138	+0% $-40	+5% $59	+10% $157
Rate	-1.0pp $118	-0.5pp $40	base $-40	+0.5pp $-121	+1.0pp $-203

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: $78,125
• Closing costs: $9,375
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12371 Erstein Vly Selma, TX	4.0	2.0	1901	$1,900	$1.00	24d	1	0.10mi
10151 Bussang Rd Schertz, TX	5.0	3.5	2812	$2,825	$1.00	20d	1	0.14mi
10051 Mulhouse Dr Schertz, TX	5.0	2.5	2945	$3,200	$1.09	24d	1	0.25mi
9942 Sarrebourg St Schertz, TX	4.0	3.0	1904	$2,000	$1.05	4d	1	0.53mi
10226 Shadowy Dusk Schertz, TX	4.0	2.5	2413	$2,297	$0.95	22d	1	0.76mi
12025 Vignette Schertz, TX	4.0	3.5	2793	$2,900	$1.04	10d	1	0.88mi
3013 Muntjac Schertz, TX	4.0	2.5	2280	$2,100	$0.92	44d	1	0.93mi
3129 Turquoise Schertz, TX	4.0	2.5	2339	$2,097	$0.90	24d	1	0.96mi
9337 Canopy Bnd Schertz, TX	4.0	2.0	1880	$2,700	$1.44	2d	1	1.03mi
9107 Curling Post Schertz, TX	4.0	3.0	2785	$2,900	$1.04	44d	1	1.03mi
9010 Canopy Bnd Schertz, TX	4.0	3.0	3180	$3,100	$0.97	2d	1	1.10mi
11526 Hollering Pass Schertz, TX	4.0	2.5	3014	$3,000	$1.00	10d	1	1.34mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 18 events

1. 2026-06-18
   days on market $312,500 Active 191 DOM
2. 2026-06-17
   days on market $312,500 Active 190 DOM
3. 2026-06-16
   days on market $312,500 Active 189 DOM
4. 2026-06-13
   days on market $312,500 Active 186 DOM
5. 2026-06-13
   days on market $312,500 Active 185 DOM
6. 2026-06-09
   days on market $312,500 Active 182 DOM
7. 2026-06-08
   days on market $312,500 Active 181 DOM
8. 2026-06-07
   days on market $312,500 Active 180 DOM
9. 2026-06-04
   days on market $312,500 Active 177 DOM
10. 2026-06-03
    days on market $312,500 Active 176 DOM
11. 2026-06-02
    days on market $312,500 Active 175 DOM
12. 2026-06-01
    days on market $312,500 Active 174 DOM
13. 2026-05-31
    days on market $312,500 Active 173 DOM
14. 2026-05-15
    price $312,500
15. 2026-02-21
    price $317,500
16. 2026-02-03
    price $319,000
17. 2025-12-09
    listed $321,000 New
18. 2016-03-01
    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: $2,410 · $201/mo
• Projected year-2 tax: $5,719 · $477/mo
• Expected delta: +$3,309/yr (+$276/mo · 137.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,849
• − Mortgage interest: −$17,505
• − Property taxes: −$2,410
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$420
• − Depreciation: −$9,091
• Taxable loss: −$5,915
• Est. tax savings @ 24.0%: +$1,420
• After-tax cash flow: $943/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): 41,907
• Household income: $100,572
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 776.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 46% Hispanic / Latino 32% Two or more races 19% Black 15% Asian 2%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Italian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 16% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.53%
• Current HPI: 222.8314
• Rent YoY: ▼ -2.86%
• 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

-2.6% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $312,500 LERA
• 2026-02-21 Price Changed $317,500 LERA
• 2026-02-03 Price Changed $319,000 LERA
• 2025-12-09 Listed $321,000 LERA
• 2016-03-01 Sold (Public Records) — Public Records

Property tax history

+14.4%/yr

Latest (2025): $2,410 · -71.8% YoY. Source: county tax records.