$754,900
Investment Summary
- Monthly Cash Flow
- -$1,131
- Cap Rate
- 3.9%
- Cash-on-Cash Return
- -7.8%
- Debt Coverage Ratio
- 0.68
- Internal Rate of Return (5 years)
- -3.6%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Property Description
HIGHLY MOTIVATED SELLERS $250K UNDER APPRAISED VALUE! Hill Country Dream Living on a 1-Acre Corner Lot - Minutes from the Guadalupe River, Canyon Lake, and Historic Gruene Welcome to your private Hill Country retreat, nestled on a beautifully landscaped 1-acre corner lot that perfectly blends rustic charm with modern luxury. Located just minutes from the sparkling waters of Canyon Lake, the flowing Guadalupe River, and the historic town of Gruene, this estate offers the best of Texas Hill Country living with thoughtful design and high-end finishes throughout. Main House - A Blend of Comfort, Style, and Craftsmanship Step through the solid oak front door with decorative glass insert into a home that radiates warmth and sophistication. You're immediately welcomed by a shiplap accent wall, elegant hanging chandelier, and barn-style sliding doorleading into a private office-perfect for remote work or quiet reflection. Soaring high ceilings with exposed wood beams make the living area grand yet inviting. The open-concept kitchen is a true showstopper, featuring a large center island with power outlets, deep farmhouse sink, smooth cooktop range, double ovens, and custom cabinetry. Luxury Vinyl Plank (LVP) wood flooring runs throughout, complemented by floor plugs, 6-inch decorative baseboards, and detailed quarter round trim. Retreat to the serene master quarters, where every detail has been carefully curated-from the epoxy floors and antique shiplap ceiling treatment to the recessed lighting and tongue-and-groove accents. The ensuite spa-like bathroom includes a large soaking garden tub, tiled walk-in shower, double vanities, a makeup niche, decorative wood-framed mirrors, and stylish wall sconces. A spacious walk-in closet ensures ample storage. With a total of 4 bedrooms and 4.5 bathrooms in the main residence, each guest room offers walk-in closets, ensuite full baths with walk-in showers, and marble vanities. A large pantry with an antique door adds both functionality and charm, while the oversized laundry room includes a sink, folding station, and custom cabinetry-washer and dryer convey. The mudroom is outfitted with a custom-built seating and shelving system to keep daily essentials organized. Enjoy year-round comfort on the large screened-in back patio with stamped decorative concrete, tongue-and-groove ceiling treatment, and scenic views of mature trees and lush landscaping. Other features include a wall pest control system, water softener, and all major appliances conveying with the home. Exterior Highlights Stone and Hardie siding for long-lasting durability Architectural shingle roof with advanced ventilation and Vince head soffits Covered front sitting patio with cedar beam elevation - the perfect spot to unwind Professional landscaping on a 1-acre corner lot Mature trees providing natural shade and privacy Detached Guest House - Private, Spacious, and Stylish Ideal for extended family, guests, or even potential rental income, the 1,000 sqft guest home offers an open, airy layout with top-quality finishes. Inside, you'll find: 2 bedrooms and 2 full baths Open-concept living and kitchen area with high ceilings Custom cabinetry, oven/range combo, dishwasher, and split farm sink Luxury LBM wood floors with floor outlets Pantry and laundry room for added functionality Ceiling fans, chandeliers, and recessed lighting throughout All appliances and lighting fixtures convey Whether you're entertaining on the back patio, relaxing in the master suite, or hosting guests in the private casita, this exceptional Hill Country estate offers space, style, and serenity all in one. With its unbeatable location near Canyon Lake and Gruene, high-end craftsmanship, and thoughtful design inside and out, this is more than a home-it's a lifestyle. Don't miss your chance to own this slice of Hill Country paradise. Schedule your private tour today
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Location
Property Details
Parking
- Description: Two Car Garage, Side Entry
- Details: Garage Door Opener
- Garage Spaces: 2
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Partial): 1
- # of Baths (Total): 5.0
Interior Features
- # of Stories: 1
- Basement: Yes
Exterior Features
- Exterior Walls Materials: Combination
- Foundation: Slab
- Roof Type: Hip
- Roof Material: Composition
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 520216009900
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: One Story, Texas Hill Country
- Year Built: 2016
Tax Information
- Annual Tax: $3,825
Utilities
- Heating: Central, Electric
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Comal
Listing Details
Investment Summary
- Monthly Cash Flow
- -$1,131
- Cap Rate
- 3.9%
- Cash-on-Cash Return
- -7.8%
- Debt Coverage Ratio
- 0.68
- Internal Rate of Return (5 years)
- -3.6%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Purchase Details
Purchase PriceThe price paid for the property. Purchase price:
| $754,900 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$603,920 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $150,980 |
Closing CostsFees and expenses associated with purchasing a property, typically ranging from 2% to 5% of the home’s purchase price, paid at the end of a home purchase to cover services like lending, title transfer, and taxes. Closing costs:
| $22,647 |
Rehab CostsCosts incurred to repair or improve the property, including: roof, flooring, exterior siding, kitchen, exterior paint, bathrooms, etc. Rehab costs:
| $0 |
Initial Cash InvestedThe total initial cash invested in the property. Calculation:Down payment + Buying costs + Rehab costs Initial cash invested:
| $173,627 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 2,649 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $285 |
Monthly Rent Per Square FootMonthly rent divided by the number of square feet. This ratio helps investors compare rental income efficiency across properties, markets, and unit sizes Calculation:Monthly Rent / Square Feet Monthly rent per square foot:
| $1.51 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $603,920 |
|---|---|
Loan to Value Ratio (LTV)Loan amount divided by the market value of the property. Calculation:Loan Amount / Market Value
Loan to value ratio:
| 80.0% |
Loan TypeThe type of loan (e.g., fixed, adjustable).
Loan type:
| Amortizing |
TermThe loan repayment period in years.
Term:
| 30 years |
Interest RateThe percentage a lender charges on the borrowed amount of a loan, determining the cost of borrowing money.
Interest rate:
| 5.875% |
Principal & Interest (PI)The principal is the portion of the loan payment that reduces the loan balance. The interest is the lender's charge for borrowing money. Calculation:(P * r * (1 + r) ** n) / ((1 + r) ** n - 1) Where:
P = Loan amount (principal)
Principal & interest:
| $3,572 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $319 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified.
Insurance:
| $280 |
Private Mortgage Insurance (PMI)A fee that borrowers pay when they take out a conventional loan with a loan-to-value (LTV) ratio above 80%.
Private mortgage insurance (PMI):
| $0 |
Monthly PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. Monthly payment:
| $4,171 |
Operating Income
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Gross RentThe total rental income received from tenants before deducting any expenses. Includes base rent, late fees, pet fees, parking fees, and other recurring charges.
Gross rent:
| $4,000 | $48,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$240 | -$2,880 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $3,760 | $45,120 |
Operating Expenses
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services. | 8% | -$319 | -$3,825 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified. | 7% | -$280 | -$3,360 |
Property ManagementThe costs associated with hiring a property manager to handle the day-to-day operations of a rental property. Includes management fees, leasing fes, eviction fees, etc. Calculation:Assumes 8% of gross rental income. | 8% | -$320 | -$3,840 |
Repairs & MaintenanceOngoing costs for routine upkeep and minor fixes needed to keep a property in good working condition. Calculation:Assumes 5% of gross rental income. Varies by property age and condition. | 5% | -$200 | -$2,400 |
Capital ExpensesLarge, infrequent costs for major improvements or replacements, like a new roof, HVAC system, or appliances. Calculation:Assumes 5% of gross rental income. Varies by property age. | 5% | -$200 | -$2,400 |
HOA FeesRegular dues paid to a Homeowners Association for community maintenance, amenities, and management. Similar fees include: Condo Association Fees, Co-op Maintenance Fees, etc. | n/a | n/a | n/a |
Operating ExpensesRecurring costs required to maintain and manage a rental property, including property taxes, insurance, maintenance, repairs, utilities (if paid by the owner), property management fees, and other day-to-day expenses. Calculation:Insurance + Property Taxes + Property Management + Repairs & Maintenance + Capital Expenditures + HOA Fees | 33% | -$1,319 | -$15,825 |
Cash Flow
| Monthly | Yearly | |
|---|---|---|
Net Operating Income (NOI)The income generated from a property after deducting all operating expenses but before deducting mortgage payments, taxes, and capital expenditures. Calculation:Gross Operating Income - Operating Expenses
Net operating income:
| $2,441 | $29,292 |
Mortgage PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. | -$3,572 | -$42,864 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$1,131 | -$13,572 |