167 E Zipp Rd · Lake Dunlap, TX 78130

$190,000

5 bd · 3.0 ba · 1,500 sqft · Other · 6 Days on market

Built 2001 1.00 ac lot $127/sqft · 67% below area

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Why this score? — see what drove the C+ 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity in the rapidly growing Lake Dunlap / New Braunfels area! This unique 1.25-acre unrestricted property offers endless potential for investors or multi-generational living. Ideally located just minutes from I-35 and FM 725, providing quick access to both San Antonio and Austin, as well as nearby shopping, dining, and downtown New Braunfels. This property combines convenience with flexibility; With NO RESTRICTIONS, the possibilities are wide open! From short-term rentals, long-term income-producing property, redevelopment, or a private homestead. The property features three separate homes, making it an exceptional income-producing opportunity or ideal setup for extended family

Key facts

• Three separate homes
• Nearby dining
• Nearby shopping

Tags

• THREE SEPARATE HOMES
• QUICK ACCESS TO SAN ANTONIO
• QUICK ACCESS TO AUSTIN
• NEARBY SHOPPING
• NEARBY DINING
• NEARBY DOWNTOWN NEW BRAUNFELS

Property features AI

Exterior

• Parking: One parking space
• Utilities: Electricity connected; Water connected (public water source); Septic tank sewer
• Home design: Property faces south; Resale property
• Construction: Construction details provided in remarks; Year built listed from public records
• Exterior features: Level, open lot; No additional exterior features listed; Mobile home on the property

Interior

• Kitchen: See remarks for appliance and kitchen details
• Bedrooms: Three main-level bedrooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Heating details available in remarks
• Interior features: See remarks for additional interior details
• Laundry & utility: See remarks for laundry features

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $190k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.9% vs local median 1.4% in Lake Dunlap — 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 64/100 on livability (#794 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• New Braunfels ISD (urban): math 47% / reading 53% proficiency, ranked #157 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $576,086
• List price: $190,000
• Delta: -67.02%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-453
• Equity at exit: $28,330

10-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $22,123
• Equity at exit: $16,428

Cash invested: $53,200 (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 78130

• Rents YoY: -2.0%
• Active inventory: 1896
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,161 high
• Mortgage (P&I): −$996
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $577

Break-even live

Break-even rent $1,431

Max offer price $190,000

Occupancy floor 68%

Sensitivity live

Price	-10% $685	-5% $631	+0% $577	+5% $523	+10% $469
Rent	-10% $406	-5% $492	+0% $577	+5% $662	+10% $748
Rate	-1.0pp $673	-0.5pp $625	base $577	+0.5pp $528	+1.0pp $478

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2667 Hunt St New Braunfels, TX	4.0	2.5	2085	$1,900	$0.91	22d	1	0.65mi
311 Moscato Rd New Braunfels, TX	4.0	2.0	1575	$1,995	$1.27	13d	1	0.68mi
154 Citori Path New Braunfels, TX	4.0	2.5	2235	$2,300	$1.03	18d	1	0.79mi
534 Chevre Rd New Braunfels, TX	4.0	2.0	1600	$1,550	$0.97	44d	1	0.93mi
1041 Lauren St New Braunfels, TX	4.0	2.0	1776	$1,995	$1.12	24d	1	1.44mi
2064 Dove Crossing Dr New Braunfels, TX	4.0	2.0	1968	$1,850	$0.94	4d	1	1.47mi
2218 Trumans Hl New Braunfels, TX	4.0	2.0	2034	$2,195	$1.08	15d	1	1.49mi

Listing history 2 events

1. 2026-05-04
   status Pending 1071-char remark
2. 2026-04-28
   listed $190,000 Active 1071-char remark

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $3,477 · $290/mo
• Expected delta: +$2,818/yr (+$235/mo · 427.7%)

ⓘ 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 · 20 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: $25,936
• − Mortgage interest: −$10,643
• − Property taxes: −$659
• − Insurance: −$950
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,527
• Taxable income: $4,007
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $5,962/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: New Braunfels ISD
• NCES district ID: 4832370
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,945
• Composite: 43.81/100
• National rank: #2931
• State rank: #157 of 826 in TX

Livability — Lake Dunlap

• Score: 64/100
• State rank: #794
• US rank: #14472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Dunlap, TX
• County: Comal County · 206,262 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 104,009
• Household income: $83,064
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 2912.0

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 37% Two or more races 19% Black 2%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 20% 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: ▼ -190.61%
• Current HPI: 173.7128
• Rent YoY: ▼ -1.97%
• 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 events — show timeline

• 2026-05-04 Pending — Unlock MLS
• 2026-04-28 Listed $190,000 Unlock MLS

Property tax history

-0.7%/yr

Latest (2026): $659 · +0.9% YoY. Source: county tax records.