658 Crosspoint · New Braunfels, TX 78130

$299,900

4 bd · 3.0 ba · 3,660 sqft · SingleFamily public records · 257 Days on market

Built 2008 7,596 sqft lot $82/sqft · 18% below area Est $364k · 18% under $21/mo HOA · 1% of rent

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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 +7.9/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

Key facts

• Close to restaurants
• Large flex space
• Part of comal isd

Tags

• TWO PRIMARY SUITES
• LARGE FLEX SPACE
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• PART OF COMAL ISD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $244k (18.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.3% in New Braunfels — 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 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.
• Zoned schools: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% FRL); Church Hill Middle (math 64% / reading 60%, grade B+, #134 of 1,662 statewide, top 8%, 748 students, 29% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $9k 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 257 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,323 (18.5% 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 257 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.82% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $364,000
• List price: $299,900
• Delta: -17.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 NW Crossing Dr	0.18mi	4/2.5	3,188 (-13%)	18mo	$235,000	$74	53
842 Rench	0.57mi	4/3.5	3,204 (-12%)	14mo	$534,900	$167	39

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-75,689
• Equity at exit: $44,716

10-year hold

• IRR: -44.3%
• Equity multiple: -0.42×
• Total profit: $-118,942
• Equity at exit: $25,930

Cash invested: $83,972 (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: 1931
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,458 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$538 /mo · $6,457/yr
• Insurance: −$125
• HOA: −$21
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-315

Break-even live

Break-even rent $2,857

Max offer price $244,323

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-230	+0% $-315	+5% $-399	+10% $-484
Rent	-10% $-509	-5% $-412	+0% $-315	+5% $-218	+10% $-120
Rate	-1.0pp $-164	-0.5pp $-238	base $-315	+0.5pp $-392	+1.0pp $-471

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	26d	1	0.54mi
2935 Aller New Braunfels, TX	5.0	3.0	2457	$2,645	$1.08	17d	1	0.70mi
129 Radnor Rd New Braunfels, TX	4.0	4.0	2800	$2,800	$1.00	45d	1	1.30mi
5958 Edna Pt New Braunfels, TX	4.0	3.5	2515	$2,650	$1.05	45d	1	1.41mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 31 events

1. 2026-01-09
   price $299,900 733-char remark

   Show marketing remark (733 chars)

   Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

2. 2025-12-11
   price $304,900 733-char remark

   Show marketing remark (733 chars)

   Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

3. 2025-11-13
   price $309,900 733-char remark

   Show marketing remark (733 chars)

   Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

4. 2025-10-18
   price $319,900 733-char remark

   Show marketing remark (733 chars)

   Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

5. 2025-09-11
   listed $329,900 New 733-char remark

   Show marketing remark (733 chars)

   Welcome to this spacious and versatile, move-in ready, 4-bedroom, 3-bathroom home in the heart of New Braunfels. This home offers incredible space and flexibility with two primary suites, one conveniently located on the ground floor and a second on the second floor. All bedrooms are generously sized with large closets. The second floor also includes a large flex space that is perfect for a media room or game room. Enjoy a fantastic location just a block from a disc golf course and within walking distance of Oak Creek Elementary. The home is also close to great shopping, restaurants, and is part of the highly-rated Comal ISD. This property is a must-see for anyone needing room to grow and thrive. Schedule your showing today!

6. 2024-07-24
   historical
7. 2024-07-19
   price $339,900
8. 2024-06-12
   price $344,900
9. 2024-05-21
   status Back on Market
10. 2024-05-20
    historical
11. 2024-05-15
    price $349,900
12. 2024-04-26
    listed $359,900 New
13. 2018-02-20
    soldstatus
14. 2018-02-17
    historical
15. 2018-02-16
    soldstatus Sold
16. 2018-02-16
    soldstatus Sold
17. 2018-02-16
    status Pending SB
18. 2018-02-16
    historical Active Take Backups
19. 2018-02-12
    status Pending - Taking Backups
20. 2018-02-12
    status Pending with Option
21. 2018-02-12
    historical Active Option
22. 2018-02-12
    historical Active Take Backups
23. 2018-01-11
    listed $215,000 Active
24. 2018-01-11
    listed $215,000 Active
25. 2018-01-10
    listed $215,000 New
26. 2017-09-02
    historical
27. 2017-09-01
    historical
28. 2017-08-25
    price $224,999
29. 2017-08-24
    price $224,999
30. 2017-07-14
    listed $225,000 Active
31. 2017-07-14
    listed $225,000 New

ⓘ 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: $6,457 · $538/mo
• Projected year-2 tax: $6,457 · $538/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,501
• − Mortgage interest: −$16,799
• − Property taxes: −$6,457
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,360
• − Management: −$2,360
• − HOA: −$252
• − Depreciation: −$8,724
• Taxable loss: −$8,951
• Est. tax savings @ 24.0%: +$2,148
• After-tax cash flow: $-1,627/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

• Census place: New Braunfels, TX
• County: Comal County · 206,262 people
• City population: 144,962
• 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 (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: 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 · 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: ▼ -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

+33.3% since first listed

31 events — show timeline

• 2026-01-09 Price Changed $299,900 LERA
• 2025-12-11 Price Changed $304,900 LERA
• 2025-11-13 Price Changed $309,900 LERA
• 2025-10-18 Price Changed $319,900 LERA
• 2025-09-11 Listed $329,900 LERA
• 2024-07-24 Listing Removed — LERA
• 2024-07-19 Price Changed $339,900 LERA
• 2024-06-12 Price Changed $344,900 LERA
• 2024-05-21 Relisted — LERA
• 2024-05-20 Listing Removed — LERA
• 2024-05-15 Price Changed $349,900 LERA
• 2024-04-26 Listed $359,900 LERA
• 2018-02-20 Sold (Public Records) — Public Records
• 2018-02-17 Listing Removed — CTXMLS
• 2018-02-16 Sold (MLS) — LERA
• 2018-02-16 Sold (MLS) — Unlock MLS
• 2018-02-16 Pending — LERA
• 2018-02-16 Contingent — CTXMLS
• 2018-02-12 Pending — Unlock MLS
• 2018-02-12 Pending — CTXMLS
• 2018-02-12 Contingent — LERA
• 2018-02-12 Contingent — CTXMLS
• 2018-01-11 Listed $215,000 CTXMLS
• 2018-01-11 Listed $215,000 Unlock MLS
• 2018-01-10 Listed $215,000 LERA
• 2017-09-02 Listing Removed — CTXMLS
• 2017-09-01 Listing Removed — LERA
• 2017-08-25 Price Changed $224,999 LERA
• 2017-08-24 Price Changed $224,999 CTXMLS
• 2017-07-14 Listed $225,000 CTXMLS
• 2017-07-14 Listed $225,000 LERA

Property tax history

+9.8%/yr

Latest (2026): $6,457 · -13.8% YoY. Source: county tax records.