3709 Wentz Hill Dr · New Braunfels, TX 78132

$210,999

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 782 Days on market

Built 2024 Excellent condition $146/sqft · 40% below area Est $355k · 40% under ↓ 11% since listing

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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 +11.2/30.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Broyce - This single-story home boasts a great layout that balances shared living areas with private space. Enter through the foyer to access the secondary bedrooms off the side, along with a laundry room and full-sized bathroom. Past the foyer is an open layout shared with the kitchen, dining room and family room. The spacious owner's suite is tucked in a back corner and features an en-suite bathroom and large walk-in closet. Estimated COE Aug 2024. Prices and features may vary and are subject to change.

Key facts

• Single-story home
• Built 2024
• Listed 781 days

Tags

• SINGLE-STORY HOME
• SPACIOUS OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-82 ($-985/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.4% below list).
• Recommended offer: $174k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• San Marcos CISD (rural): math 18% / reading 31% proficiency, ranked #731 of 826 in TX (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hernandez El (math 31% / reading 45%, grade F, #1,709 of 4,322 statewide, top 40%, 525 students, 65% FRL); Goodnight Middle (math 9% / reading 24%, grade F, #1,536 of 1,662 statewide, top 93%, 866 students, 85% FRL); San Marcos H S (math 26% / reading 31%, grade F, #1,157 of 1,632 statewide, top 72%, 2,536 students, 76% FRL).
• Market conditions: Rents soft (-2.3%/yr); 1368 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,270 units permitted in Hays County in 2024 (1,464 in 5+ unit buildings).
• This rent is only 15% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hays County population projected at +93% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 782 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (5%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,184 (17.4% 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 782 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $354,566
• List price: $210,999
• Delta: -40.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3771 Moon Hill Rd	0.00mi	4/2.0 (+1)	1,483 (+2%)	2mo	$213,999	$144	90
3747 Moon Hill Rd	0.00mi	4/2.0 (+1)	1,483 (+2%)	2mo	$225,999	$152	90
3755 Moon Hill Rd	0.00mi	3/2.0	1,354 (-7%)	2mo	$209,999	$155	87
215 Harmons Way	0.46mi	3/2.0	1,507 (+4%)	0mo	$319,500	$212	72
313 Hunter Ridge Rd	0.64mi	3/2.0	1,434 (-1%)	9mo	$379,900	$265	61
306 Deerwood Dr	0.72mi	3/2.0	1,431 (-1%)	5mo	$376,500	$263	60

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-44,499
• Equity at exit: $31,461

10-year hold

• IRR: -26.7%
• Equity multiple: -0.10×
• Total profit: $-65,104
• Equity at exit: $18,243

Cash invested: $59,080 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 14 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $259,499 ($151/sqft)
• Median days on market: 56 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +61.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78132

• Rents YoY: -2.3%
• Active inventory: 1368
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-82

Break-even live

Break-even rent $1,846

Max offer price $199,117

Occupancy floor 100%

Sensitivity live

Price	-10% $64	-5% $-9	+0% $-82	+5% $-155	+10% $-228
Rent	-10% $-220	-5% $-151	+0% $-82	+5% $-13	+10% $55
Rate	-1.0pp $24	-0.5pp $-28	base $-82	+0.5pp $-137	+1.0pp $-192

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: $52,750
• Closing costs: $6,330
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Harmons Way Unit 109 San Marcos, TX	3.0	3.0	1400	$1,500	$1.07	57d	1	0.35mi
202 Harmons Way San Marcos, TX	2.0	1.0	950	$950	$1.00	42d	1	0.42mi
4334 Transportation Way San Marcos, TX	1.0–4.0	1.0–2.0	1040	$1,642	$1.58	37d	14	0.76mi
618 El Rio St San Marcos, TX	1.0–2.0	1.0–2.0	877	$1,696	$1.93	13d	28	0.79mi
405 Whitetail Dr San Marcos, TX	3.0	2.0	1100	$1,550	$1.41	93d	1	0.83mi
405 Whitetail Dr Unit B San Marcos, TX	3.0	2.0	1100	$1,495	$1.36	36d	1	0.83mi
405 Whitetail Dr Unit A San Marcos, TX	3.0	2.0	1100	$1,495	$1.36	64d	1	0.83mi
420 El Rio St San Marcos, TX	3.0	2.0	1526	$1,713	$1.12	33d	1	0.87mi
425 El Rio St San Marcos, TX	1.0–3.0	1.0–2.0	1062	$1,851	$1.74	9d	24	0.99mi
144 Edward R Gaytan St San Marcos, TX	3.0	2.0	1755	$1,975	$1.13	73d	1	1.02mi
208 Shugart St San Marcos, TX	3.0	2.0	1556	$1,899	$1.22	47d	1	1.13mi
139 Spiny Lizard Ln San Marcos, TX	3.0	2.0	1556	$1,899	$1.22	24d	1	1.16mi
502 Commercial Loop San Marcos, TX	1.0–3.0	1.0–3.0	1222	$2,550	$2.09	9d	48	1.23mi
105 Switchgrass St San Marcos, TX	2.0	2.5	1176	$1,725	$1.47	64d	1	1.27mi
105 Switchgrass St San Marcos, TX	2.0	2.5	1176	$1,725	$1.47	93d	1	1.27mi
500 Commercial Loop San Marcos, TX	2.0	2.0	1215	$1,824	$1.50	33d	1	1.29mi
250 Sage Meadows Dr San Marcos, TX	3.0	2.0	1556	$1,950	$1.25	64d	1	1.41mi
1044 Esplanade Pkwy San Marcos, TX	2.0	2.5	1158	$1,675	$1.45	93d	1	1.44mi
140 Stewart Dr #102 San Marcos, TX	2.0	2.0	1521	$2,800	$1.84	51d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $210,999 Active 782 DOM
2. 2026-08-06
   days on market $210,999 Active 780 DOM
3. 2026-08-05
   days on market $210,999 Active 779 DOM
4. 2026-08-04
   days on market $210,999 Active 778 DOM
5. 2026-08-03
   days on market $210,999 Active 777 DOM
6. 2026-07-31
   days on market $210,999 Active 774 DOM
7. 2026-07-30
   days on market $210,999 Active 772 DOM
8. 2026-07-28
   days on market $210,999 Active 771 DOM
9. 2026-07-26
   days on market $210,999 Active 769 DOM
10. 2026-07-24
    days on market $210,999 Active 767 DOM
11. 2026-07-23
    days on market $210,999 Active 766 DOM
12. 2026-07-22
    days on market $210,999 Active 765 DOM
13. 2026-07-21
    days on market $210,999 Active 764 DOM
14. 2026-07-20
    days on market $210,999 Active 763 DOM
15. 2026-07-18
    days on market $210,999 Active 761 DOM
16. 2026-07-18
    days on market $210,999 Active 760 DOM
17. 2026-07-16
    days on market $210,999 Active 759 DOM
18. 2026-07-15
    days on market $210,999 Active 758 DOM
19. 2026-07-14
    days on market $210,999 Active 757 DOM
20. 2026-07-13
    days on market $210,999 Active 756 DOM
21. 2026-07-13
    days on market $210,999 Active 755 DOM
22. 2026-07-11
    days on market $210,999 Active 754 DOM
23. 2026-07-10
    days on market $210,999 Active 753 DOM
24. 2026-07-09
    days on market $210,999 Active 752 DOM
25. 2026-07-07
    days on market $210,999 Active 750 DOM
26. 2026-07-06
    days on market $210,999 Active 749 DOM
27. 2026-07-05
    days on market $210,999 Active 748 DOM
28. 2026-07-03
    days on market $210,999 Active 746 DOM
29. 2026-07-02
    days on market $210,999 Active 745 DOM
30. 2026-07-01
    days on market $210,999 Active 744 DOM
31. 2026-06-30
    days on market $210,999 Active 743 DOM
32. 2026-06-29
    days on market $210,999 Active 742 DOM
33. 2026-06-28
    days on market $210,999 Active 741 DOM
34. 2026-06-27
    days on market $210,999 Active 740 DOM
35. 2026-06-26
    days on market $210,999 Active 739 DOM
36. 2026-06-24
    days on market $210,999 Active 737 DOM
37. 2026-06-22
    days on market $210,999 Active 735 DOM
38. 2026-06-21
    days on market $210,999 Active 734 DOM
39. 2026-06-18
    days on market $210,999 Active 731 DOM
40. 2026-06-17
    days on market $210,999 Active 730 DOM
41. 2026-06-16
    days on market $210,999 Active 729 DOM
42. 2026-06-15
    days on market $210,999 Active 728 DOM
43. 2026-06-13
    days on market $210,999 Active 726 DOM
44. 2026-06-09
    days on market $210,999 Active 722 DOM
45. 2026-06-08
    days on market $210,999 Active 721 DOM
46. 2026-06-07
    days on market $210,999 Active 720 DOM
47. 2026-06-05
    days on market $210,999 Active 717 DOM
48. 2026-06-03
    days on market $210,999 Active 716 DOM
49. 2026-06-02
    days on market $210,999 Active 715 DOM
50. 2026-06-01
    days on market $210,999 Active 714 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $20,902
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,138
• Taxable loss: −$4,620
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $123/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a great layout with shared living areas and private spaces, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Updating the flooring in the living room — New flooring can improve the look and feel of the living space, benefiting both resale and rental value. ↑
• Both Adding smart home features — Smart home technology can increase convenience and appeal to potential buyers/renters, boosting both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can attract more buyers and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract eco-conscious renters, improving rental value. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Hernandez El F TX #1,709/4,322 Nat'l #21,128/41,679 Middle Goodnight Middle F TX #1,536/1,662 Nat'l #12,406/14,009 High San Marcos H S F TX #1,157/1,632 Nat'l #11,681/17,239

Schools (NCES district)

• District: San Marcos CISD
• NCES district ID: 4838970
• Math proficiency: 18% ▼ -16.00%
• Reading proficiency: 31% ▼ -8.00%
• Median HH income: $34,538
• Composite: 20.11/100
• National rank: #8644
• State rank: #731 of 826 in TX

A Composite livability gradescore 83/100

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 · 286,948 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: 5% of renters

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Population outlook (Hays County) Hauer SSP2

• Today (2025): 286,948 people
• By 2030: 336,923 · +17.4%
• By 2040: 441,894 · +54.0%
• By 2050: 553,462 · +92.9%
• By 2075: 838,261 · +192.1%
• By 2100: 1,063,658 · +270.7%

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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%

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Political lean MEDSL · Hays

• 2024 margin: Lean D (+5.7) · D 52.1% · R 46.5% · Other 1.4%
• 2008→2024 swing: +7.7pp toward D · 2008: -2.0pp · 2024: 5.7pp
• All cycles: 2024: D+5.7 2020: D+10.8 2016: R+0.9 2012: R+10.4 2008: R+2.0

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

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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

-11.2% since first listed

9 events — show timeline

• 2024-08-26 Sold (MLS) — LERA
• 2024-08-01 Pending — LERA
• 2024-07-25 Price Changed $197,999 LERA
• 2024-07-20 Price Changed $199,999 LERA
• 2024-07-16 Price Changed $201,999 LERA
• 2024-07-02 Price Changed $210,999 LERA
• 2024-06-23 Listed $222,999 LERA
• 2024-06-23 Price Changed $210,999 Zillow
• 2024-06-18 Listed $222,999 Zillow