3812 Northaven Trl · New Braunfels, TX 78132

$258,500

4 bd · 2.0 ba · 1,667 sqft · Land · 170 Days on market

Built 2025 4,791 sqft lot $155/sqft · 6% above area Est $245k · 6% over $19/mo HOA · 1% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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 +6.4/30.0
• Schools +5.2/10.0
• ARV discount +5.0/15.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.9/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $258k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (31.1% below list).
• Recommended offer: $178k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.4% in New Braunfels — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 83/100 on livability (#9 in TX, #925 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.3%/yr); 1136 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 16% of the median local income ($135k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Comal County population projected at +70% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $178,022 (31.1% 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 170 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.35%
• DSCR: 0.67
• GRM: 12.1

CMA / ARV

• ARV (median comp): $245,000
• List price: $258,500
• Delta: 5.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.04×
• Total profit: $-75,278
• Equity at exit: $38,543

10-year hold

• IRR: -61.3%
• Equity multiple: -0.68×
• Total profit: $-121,808
• Equity at exit: $22,350

Cash invested: $72,380 (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 78132

• Rents YoY: -2.3%
• Active inventory: 1136
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,356
• Tax from tax record: −$367 /mo · $4,409/yr
• Insurance: −$108
• HOA: −$19
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-443

Break-even live

Break-even rent $2,341

Max offer price $180,176

Occupancy floor —

Sensitivity live

Price	-10% $-297	-5% $-370	+0% $-443	+5% $-517	+10% $-590
Rent	-10% $-584	-5% $-514	+0% $-443	+5% $-373	+10% $-303
Rate	-1.0pp $-313	-0.5pp $-378	base $-443	+0.5pp $-510	+1.0pp $-579

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: $64,625
• Closing costs: $7,755
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	45d	1	0.17mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	17d	1	0.19mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	5d	1	0.19mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	4d	1	0.22mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	16d	1	0.23mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	4d	1	0.24mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	25d	1	0.28mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	45d	1	0.30mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	45d	1	0.32mi
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	0.34mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	17d	1	0.34mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	45d	1	0.34mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	45d	1	0.37mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	5d	1	0.40mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	25d	1	0.71mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	3d	1	0.89mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	25d	1	1.19mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	3d	1	1.26mi
3143 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1373	$1,325	$0.97	16d	1	1.29mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	5d	1	1.38mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	45d	1	1.39mi
3032 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1335	$1,650	$1.24	45d	1	1.40mi
3028 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1214	$1,395	$1.15	45d	1	1.41mi
410 S Water Ln New Braunfels, TX	4.0	2.0	1963	$1,900	$0.97	45d	1	1.42mi
3008 Pine Valley Dr New Braunfels, TX	3.0	2.0	1206	$1,450	$1.20	45d	1	1.47mi
3012 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1447	$1,475	$1.02	21d	1	1.48mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	5d	1	1.48mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	5d	1	1.48mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.48mi
3011 Lodgepole Ln New Braunfels, TX	3.0	2.0	1335	$1,425	$1.07	45d	1	1.50mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.50mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 22 events

1. 2026-06-21
   days on market $258,500 Active 170 DOM
2. 2026-06-18
   days on market $258,500 Active 167 DOM
3. 2026-06-17
   days on market $258,500 Active 166 DOM
4. 2026-06-16
   days on market $258,500 Active 165 DOM
5. 2026-06-15
   days on market $258,500 Active 164 DOM
6. 2026-06-13
   days on market $258,500 Active 162 DOM
7. 2026-06-09
   days on market $258,500 Active 158 DOM
8. 2026-06-08
   days on market $258,500 Active 157 DOM
9. 2026-06-07
   days on market $258,500 Active 156 DOM
10. 2026-06-04
    days on market $258,500 Active 153 DOM
11. 2026-06-03
    days on market $258,500 Active 152 DOM
12. 2026-06-02
    statusdays on market $258,500 Active 151 DOM
13. 2026-06-02
    days on market $258,500 Price Change 150 DOM
14. 2026-05-31
    days on market $258,500 Price Change 149 DOM
15. 2026-05-02
    price $238,500 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

16. 2026-05-01
    price $238,500 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

17. 2026-04-17
    listed $239,000 Active 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

18. 2026-04-11
    price $239,000 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

19. 2026-03-25
    price $245,000 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

20. 2026-02-20
    price $250,000 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

21. 2026-01-02
    listed $260,000 New 518-char remark

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

22. 2026-01-02
    soldstatus

    Show marketing remark (518 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

ⓘ 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: $4,409 · $367/mo
• Projected year-2 tax: $4,731 · $394/mo
• Expected delta: +$321/yr (+$27/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,363
• − Mortgage interest: −$14,480
• − Property taxes: −$4,409
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − HOA: −$228
• − Depreciation: −$7,520
• Taxable loss: −$9,985
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-2,924/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: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 of 826 in TX

Livability — New Braunfels

• Score: 83/100
• State rank: #9
• US rank: #925

Category grades

Amenities A+ Commute F Cost of living A Crime A- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Comal County · 206,262 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 264.0

Population outlook (Comal County) Hauer SSP2

• Today (2025): 175,637 people
• By 2030: 199,911 · +13.8%
• By 2040: 249,436 · +42.0%
• By 2050: 299,430 · +70.5%
• By 2075: 423,857 · +141.3%
• By 2100: 512,048 · +191.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Comal

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.2%
• 2008→2024 swing: +1.9pp toward D · 2008: -47.4pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+42.7 2016: R+50.1 2012: R+54.1 2008: R+47.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.57%
• Current HPI: 202.432
• Rent YoY: ▼ -2.32%
• 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

-8.3% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $238,500 LERA
• 2026-05-01 Price Changed $238,500 CTXMLS
• 2026-04-17 Listed $239,000 CTXMLS
• 2026-04-11 Price Changed $239,000 LERA
• 2026-03-25 Price Changed $245,000 LERA
• 2026-02-20 Price Changed $250,000 LERA
• 2026-01-02 Listed $260,000 LERA
• 2026-01-02 Sold (Public Records) — Public Records

Property tax history

+172.9%/yr

Latest (2026): $4,409 · +508.9% YoY. Source: county tax records.