5017 Cherry Tree · Schertz, TX 78108

$277,500

4 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 65 Days on market

Built 1986 0.29 ac lot Est $267k · at est.

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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 +9.2/30.0
• ARV discount +5.7/15.0
• Appreciation +5.2/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Click the Virtual Tour link to view the 3D Tour. This beautifully remodeled 4 bedroom, 2 bathroom single-story residence is ready for new home owners to fall in love with. Step inside and be greeted by a spacious living room boasting vaulted ceilings and a stunning floor-to-ceiling brick fireplace. The absence of carpeting throughout the home ensures easy maintenance. Overlooking the dining area and living room is the kitchen with its sleek granite countertops and the contemporary stainless steel appliances. Retreat to the primary bedroom, featuring an arched doorway that leads to a lovely ensuite bathroom and a spacious walk-in closet. In addition to the generous bedrooms, this home boasts a large sunroom, where you can bask in the natural light while enjoying your morning coffee. Step outside to the large fenced in backyard to see a spacious covered patio which offers a great spot for al fresco dining and entertaining. Additionally, there's a shed, providing ample storage space for all your outdoor needs. Look forward to enjoying the convenience of a community park and pool nearby, but without the restrictions of being in an HOA. All schools, from grade school to high school, are conveniently located within a mile or less from your front door. Don't miss out on this exceptional opportunity to own a meticulously remodeled home with modern finishes, a spacious layout, and a fantastic location.

Key facts

• Remodeled
• Vaulted ceilings
• Granite countertops

Tags

• REMODELED
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE ENSUITE BATH
• LARGE WALK IN CLOSET

Property features AI

Finance

• Financial info: Down payment assistance resource available
• HOA & community: Subdivision: NORTHCLIFFE; Neighborhood park/playground

Exterior

• Parking: 2-car garage
• Utilities: Water system connected; Sewer system connected
• Home design: Pre-owned single-family home; Approximate age: 40 years; Open floor plan
• Construction: Brick and siding exterior; Slab foundation; Composition roof
• Exterior features: Corner lot; Paved streets with curbs and sidewalks; Asphalt improvements

Interior

• Kitchen: Eat-in kitchen (14 x 6); Stove/Range; Dishwasher
• Bedrooms: Master bedroom with walk-in closet, ceiling fan, and full bath; Bedroom 2 (11 x 9); Bedroom 3 (8 x 13); Bedroom 4 (8 x 11)
• Flooring: Ceramic tile flooring; Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combination and single vanity (4 x 5)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; Washer and dryer connections; Vent fan; 2 living areas with a living/dining room combination; Eat-in kitchen with open floor plan; Utility room inside; Ground-level entry, no steps; High ceilings; Laundry on main level; Walk-in closets; All window coverings remain; Living room fireplace
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.0% below list).
• Recommended offer: $211k (24.0% 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: John A Sippel El (math 40% / reading 41%, grade F, #1,490 of 4,322 statewide, top 35%, 743 students, 35% 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 30% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 739 active listings in the ZIP; 8 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 9, 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 65 days — a 6% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $210,846 (24.0% 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 65 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $266,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5010 Crestwood Dr	0.21mi	4/2.0	1,707 (+0%)	1mo	$275,000	$161	88
3422 Morning Dr	0.31mi	3/2.0 (-1)	1,631 (-4%)	3mo	$175,000	$107	72
4910 Cherry Tree	0.08mi	3/2.0 (-1)	1,474 (-13%)	2mo	$234,900	$159	68
3529 Cliffside	0.49mi	3/2.0 (-1)	1,648 (-3%)	2mo	$224,500	$136	66
5018 Wedgewood	0.27mi	3/2.0 (-1)	1,944 (+14%)	1mo	$189,900	$98	58
717 Fountain Gate	0.54mi	3/2.0 (-1)	1,581 (-7%)	1mo	$250,000	$158	58
3505 Wimbledon Dr	0.39mi	3/2.0 (-1)	1,902 (+12%)	1mo	$299,900	$158	56
760 Fountain Gate	0.63mi	3/2.0 (-1)	1,581 (-7%)	1mo	$249,000	$157	53
6017 Scenic Links	0.55mi	3/2.0 (-1)	1,510 (-11%)	2mo	$244,000	$162	49
3704 Scenic Dr	0.53mi	3/2.0 (-1)	1,920 (+13%)	2mo	$265,000	$138	47
4124 Wensledale	0.62mi	4/2.0	1,922 (+13%)	4mo	$184,900	$96	46
5725 Maxfli Dr	0.65mi	3/2.0 (-1)	1,510 (-11%)	0mo	$209,000	$138	46

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: -4.3%
• Equity multiple: 0.79×
• Total profit: $-16,359
• Equity at exit: $87,166

10-year hold

• IRR: 0.8%
• Equity multiple: 1.09×
• Total profit: $7,339
• Equity at exit: $110,191

Cash invested: $77,700 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$1,455
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-207

Break-even live

Break-even rent $2,371

Max offer price $240,844

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3406 Sherwin Dr Schertz, TX	3.0	2.5	1819	$1,950	$1.07	24d	1	0.09mi
4909 Tiffany Ln Schertz, TX	3.0	2.0	1434	$1,629	$1.14	24d	1	0.14mi
3301 Orth Ave Schertz, TX	3.0	2.0	1654	$2,200	$1.33	2d	1	0.64mi
5745 Maxfli Dr Schertz, TX	3.0	2.0	1214	$1,600	$1.32	17d	1	0.67mi
5248 Columbia Dr Cibolo, TX	3.0	2.0	1745	$1,800	$1.03	24d	1	0.80mi
5244 Brookline Schertz, TX	3.0	2.0	1758	$1,750	$1.00	24d	1	0.87mi
325 Cortijo Cibolo, TX	4.0	2.0	2080	$2,350	$1.13	4d	1	1.22mi
229 Holland Park Schertz, TX	4.0	2.0	1724	$2,075	$1.20	3d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $277,500 Active 65 DOM
2. 2026-06-17
   days on market $277,500 Active 64 DOM
3. 2026-06-16
   days on market $277,500 Active 63 DOM
4. 2026-06-13
   days on market $277,500 Active 60 DOM
5. 2026-06-13
   days on market $277,500 Active 59 DOM
6. 2026-06-09
   days on market $277,500 Active 56 DOM
7. 2026-06-08
   days on market $277,500 Active 55 DOM
8. 2026-06-07
   days on market $277,500 Active 54 DOM
9. 2026-06-04
   days on market $277,500 Active 51 DOM
10. 2026-06-03
    days on market $277,500 Active 50 DOM
11. 2026-06-02
    days on market $277,500 Active 49 DOM
12. 2026-06-01
    days on market $277,500 Active 48 DOM
13. 2026-05-31
    days on market $277,500 Active 47 DOM
14. 2026-05-18
    price $277,500
15. 2026-04-14
    listed $280,000 New
16. 2026-04-05
    historical $2,297
17. 2026-01-27
    price $2,297
18. 2026-01-06
    listed $2,397
19. 2023-06-23
    soldstatus
20. 2023-06-22
    soldstatus Sold 1416-char remark

    Show marketing remark (1416 chars)

    Click the Virtual Tour link to view the 3D Tour. This beautifully remodeled 4 bedroom, 2 bathroom single-story residence is ready for new home owners to fall in love with. Step inside and be greeted by a spacious living room boasting vaulted ceilings and a stunning floor-to-ceiling brick fireplace. The absence of carpeting throughout the home ensures easy maintenance. Overlooking the dining area and living room is the kitchen with its sleek granite countertops and the contemporary stainless steel appliances. Retreat to the primary bedroom, featuring an arched doorway that leads to a lovely ensuite bathroom and a spacious walk-in closet. In addition to the generous bedrooms, this home boasts a large sunroom, where you can bask in the natural light while enjoying your morning coffee. Step outside to the large fenced in backyard to see a spacious covered patio which offers a great spot for al fresco dining and entertaining. Additionally, there's a shed, providing ample storage space for all your outdoor needs. Look forward to enjoying the convenience of a community park and pool nearby, but without the restrictions of being in an HOA. All schools, from grade school to high school, are conveniently located within a mile or less from your front door. Don't miss out on this exceptional opportunity to own a meticulously remodeled home with modern finishes, a spacious layout, and a fantastic location.

21. 2023-06-01
    status Pending 1416-char remark

    Show marketing remark (1416 chars)

    Click the Virtual Tour link to view the 3D Tour. This beautifully remodeled 4 bedroom, 2 bathroom single-story residence is ready for new home owners to fall in love with. Step inside and be greeted by a spacious living room boasting vaulted ceilings and a stunning floor-to-ceiling brick fireplace. The absence of carpeting throughout the home ensures easy maintenance. Overlooking the dining area and living room is the kitchen with its sleek granite countertops and the contemporary stainless steel appliances. Retreat to the primary bedroom, featuring an arched doorway that leads to a lovely ensuite bathroom and a spacious walk-in closet. In addition to the generous bedrooms, this home boasts a large sunroom, where you can bask in the natural light while enjoying your morning coffee. Step outside to the large fenced in backyard to see a spacious covered patio which offers a great spot for al fresco dining and entertaining. Additionally, there's a shed, providing ample storage space for all your outdoor needs. Look forward to enjoying the convenience of a community park and pool nearby, but without the restrictions of being in an HOA. All schools, from grade school to high school, are conveniently located within a mile or less from your front door. Don't miss out on this exceptional opportunity to own a meticulously remodeled home with modern finishes, a spacious layout, and a fantastic location.

22. 2023-05-23
    historical Active Option 1416-char remark

    Show marketing remark (1416 chars)

    Click the Virtual Tour link to view the 3D Tour. This beautifully remodeled 4 bedroom, 2 bathroom single-story residence is ready for new home owners to fall in love with. Step inside and be greeted by a spacious living room boasting vaulted ceilings and a stunning floor-to-ceiling brick fireplace. The absence of carpeting throughout the home ensures easy maintenance. Overlooking the dining area and living room is the kitchen with its sleek granite countertops and the contemporary stainless steel appliances. Retreat to the primary bedroom, featuring an arched doorway that leads to a lovely ensuite bathroom and a spacious walk-in closet. In addition to the generous bedrooms, this home boasts a large sunroom, where you can bask in the natural light while enjoying your morning coffee. Step outside to the large fenced in backyard to see a spacious covered patio which offers a great spot for al fresco dining and entertaining. Additionally, there's a shed, providing ample storage space for all your outdoor needs. Look forward to enjoying the convenience of a community park and pool nearby, but without the restrictions of being in an HOA. All schools, from grade school to high school, are conveniently located within a mile or less from your front door. Don't miss out on this exceptional opportunity to own a meticulously remodeled home with modern finishes, a spacious layout, and a fantastic location.

23. 2023-05-18
    listed $240,000 New 1416-char remark

    Show marketing remark (1416 chars)

    Click the Virtual Tour link to view the 3D Tour. This beautifully remodeled 4 bedroom, 2 bathroom single-story residence is ready for new home owners to fall in love with. Step inside and be greeted by a spacious living room boasting vaulted ceilings and a stunning floor-to-ceiling brick fireplace. The absence of carpeting throughout the home ensures easy maintenance. Overlooking the dining area and living room is the kitchen with its sleek granite countertops and the contemporary stainless steel appliances. Retreat to the primary bedroom, featuring an arched doorway that leads to a lovely ensuite bathroom and a spacious walk-in closet. In addition to the generous bedrooms, this home boasts a large sunroom, where you can bask in the natural light while enjoying your morning coffee. Step outside to the large fenced in backyard to see a spacious covered patio which offers a great spot for al fresco dining and entertaining. Additionally, there's a shed, providing ample storage space for all your outdoor needs. Look forward to enjoying the convenience of a community park and pool nearby, but without the restrictions of being in an HOA. All schools, from grade school to high school, are conveniently located within a mile or less from your front door. Don't miss out on this exceptional opportunity to own a meticulously remodeled home with modern finishes, a spacious layout, and a fantastic location.

24. 2022-03-31
    price $1,650
25. 2018-12-06
    soldstatus
26. 2018-11-06
    soldstatus
27. 1985-11-13
    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: $3,628 · $302/mo
• Projected year-2 tax: $5,078 · $423/mo
• Expected delta: +$1,450/yr (+$121/mo · 40.0%)

ⓘ 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 · 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: $25,302
• − Mortgage interest: −$15,544
• − Property taxes: −$3,628
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$8,073
• Taxable loss: −$7,379
• Est. tax savings @ 24.0%: +$1,771
• After-tax cash flow: $-719/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

+16718.2% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $277,500 LERA
• 2026-04-14 Listed $280,000 LERA
• 2026-04-05 Rental Removed $2,297 TENANTTURNER2
• 2026-01-27 Price Changed $2,297 TENANTTURNER2
• 2026-01-06 Listed for Rent $2,397 TENANTTURNER2
• 2023-06-23 Sold (Public Records) — Public Records
• 2023-06-22 Sold (MLS) — LERA
• 2023-06-01 Pending — LERA
• 2023-05-23 Contingent — LERA
• 2023-05-18 Listed $240,000 LERA
• 2022-03-31 Price Changed $1,650 RENT.
• 2018-12-06 Sold (Public Records) — Public Records
• 2018-11-06 Sold (Public Records) — Public Records
• 1985-11-13 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2026): $3,628 · -11.3% YoY. Source: county tax records.