1015 Ashberry Ave · New Braunfels, TX 78130

$99,000

1 bd · 1.0 ba · 680 sqft · Other · 40 Days on market

Built 2021 Good condition

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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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Or Best Offer * * Located in the Live Oak Community, this 2023 Oak Creek home has a cozy, yet inviting open layout, with modern features. This home is 18 & acirc; & euro; & trade; x56 & acirc; & euro; & trade; with a 8 & acirc; & euro; & trade; x18 & acirc; & euro; & trade; front porch. The community provides a storage unit per lot, two pools, basketball court and picnic area. Easy access to 337, I35 and Walnut!

Key facts

• Picnic area
• Front porch
• Open layout

Tags

• OPEN LAYOUT
• FRONT PORCH
• STORAGE UNIT
• TWO POOLS
• BASKETBALL COURT
• PICNIC AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.4% 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.
• 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); 1932 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 17% of the median local income ($83k/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 $684 of loan paydown is wiped out by about $3k 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 40 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.71%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.87×
• Total profit: $-3,723
• Equity at exit: $14,761

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $3,766
• Equity at exit: $8,560

Cash invested: $27,720 (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: 1932
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $247

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $316	-5% $282	+0% $247	+5% $213	+10% $179
Rent	-10% $154	-5% $201	+0% $247	+5% $294	+10% $341
Rate	-1.0pp $297	-0.5pp $273	base $247	+0.5pp $222	+1.0pp $196

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2515 W San Antonio St Unit 610 New Braunfels, TX	1.0	1.0	722	$981	$1.36	4d	1	0.66mi
483 Laurel Ln New Braunfels, TX	1.0–2.0	1.0	682	$875	$1.28	3d	3	0.73mi
200 Primrose Cir New Braunfels, TX	1.0	1.0	682	$1,088	$1.59	13d	2	0.82mi
1440 Jackson St Unit B New Braunfels, TX	2.0	1.0	750	$1,150	$1.53	44d	1	0.83mi
200 Primrose Cir Apt 14 New Braunfels, TX	1.0	1.0	682	$1,225	$1.80	21d	1	0.83mi
365 S Sycamore Ave New Braunfels, TX	1.0	1.0	550	$875	$1.59	25d	1	0.92mi
843 Cross St New Braunfels, TX	1.0	1.0	450	$1,260	$2.80	3d	1	0.94mi
264 Loma Vista St New Braunfels, TX	1.0	1.0	576	$1,150	$2.00	4d	3	1.15mi
144 Landa St New Braunfels, TX	1.0–2.0	1.0–2.0	1085	$1,450	$1.34	44d	17	1.18mi
144 Landa St New Braunfels, TX	2.0	1.0–2.0	1080	$2,722	$2.52	3d	36	1.18mi
1237 Huisache Ave New Braunfels, TX	1.0	1.0	680	$974	$1.43	44d	1	1.22mi
1231 Huisache Ave New Braunfels, TX	1.0–2.0	1.0–2.0	866	$1,073	$1.24	3d	8	1.36mi

Listing history 15 events

1. 2026-06-21
   days on market $99,000 Active 40 DOM
2. 2026-06-18
   days on market $99,000 Active 37 DOM
3. 2026-06-17
   days on market $99,000 Active 36 DOM
4. 2026-06-16
   days on market $99,000 Active 35 DOM
5. 2026-06-15
   days on market $99,000 Active 34 DOM
6. 2026-06-13
   days on market $99,000 Active 32 DOM
7. 2026-06-09
   days on market $99,000 Active 28 DOM
8. 2026-06-08
   days on market $99,000 Active 27 DOM
9. 2026-06-07
   days on market $99,000 Active 26 DOM
10. 2026-06-04
    days on market $99,000 Active 23 DOM
11. 2026-06-03
    days on market $99,000 Active 22 DOM
12. 2026-06-02
    days on market $99,000 Active 21 DOM
13. 2026-06-02
    days on market $99,000 Active 20 DOM
14. 2026-05-31
    days on market $99,000 Active 19 DOM
15. 2026-05-12
    listed $99,000 Active 397-char remark

ⓘ 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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 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: $14,151
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$2,880
• Taxable income: $1,481
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,613/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 · 1 photo

Good 75/100 Cosmetic rehab

This home is in good condition with a good exterior and interior. It has a good curb appeal and is located in a desirable community. The home is move-in ready and would benefit from some cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Upgrading the front porch railings — Modern railings can improve the home's curb appeal and add a touch of style.
• Both Adding a small garden or planter box near the front door — This can enhance the home's curb appeal and add a welcoming touch for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Upgrading the front porch railings — Modern railings can improve the home's curb appeal and add a touch of style. ↑
• Both Adding a small garden or planter box near the front door — This can enhance the home's curb appeal and add a welcoming touch for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

1 event — show timeline

• 2026-05-12 Listed $99,000 FSBO.com