Sentosa Plan · New Braunfels, TX 78130

$236,299

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 309 Days on market

Excellent condition ↓ 17% 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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.0/10.0
• Rent growth +2.0/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage Collection brings new single-family homes to the Voss Farms masterplan, now selling in New Braunfels, TX. The community is perfect for young or growing households, and eligible students will attend the well-renowned Comal ISD. The local area offers an array of opportunities for family-friendly recreation, including floating on the Comal River and endless fun at the Schlitterbahn water park. Downtown New Braunfels is a short drive away, providing convenient access to local shopping and dining options.

Key facts

• 2 garage spots
• Listed 309 days

🏗️ New construction. The $236,299 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,435.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $236k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (16.7% below list).
• Recommended offer: $197k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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.
• Zoned schools: Walnut Springs El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 312 students, 45% FRL); New Braunfels Middle (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,301 students, 44% FRL); New Braunfels H S (math 53% / reading 10%, grade F, #1,073 of 1,632 statewide, top 66%, 1,926 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 2331 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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).

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 309 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.

Recommended offer $196,764 (16.7% 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 309 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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $280,435
• List price: $236,299
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1659 Lantana	0.49mi	3/2.0 (-1)	1,569 (-0%)	6mo	$288,800	$184	66
1691 Dustin Cade	0.43mi	3/2.0 (-1)	1,498 (-5%)	3mo	$239,900	$160	64
1627 Elizabeth Ct	0.52mi	3/2.0 (-1)	1,647 (+5%)	0mo	$277,900	$169	63
2942 Daisy Mdw	0.42mi	4/2.0	1,742 (+11%)	3mo	$255,000	$146	60
2326 Broken Wheel Ln	0.72mi	3/2.0 (-1)	1,552 (-2%)	1mo	$269,900	$174	58
1522 Devin Dr	0.66mi	3/2.0 (-1)	1,668 (+6%)	5mo	$329,900	$198	50
1575 Dustin Cade	0.62mi	3/2.0 (-1)	1,733 (+10%)	1mo	$250,000	$144	48
851 Noel Frst	0.45mi	3/2.0 (-1)	1,809 (+15%)	3mo	$289,900	$160	47
1974 Kalli Jo	0.60mi	3/2.0 (-1)	1,796 (+14%)	1mo	$310,000	$173	42
1531 Dustin Cade	0.72mi	4/2.0	1,764 (+12%)	6mo	$269,900	$153	42
2113 Sungate	0.69mi	3/2.0 (-1)	1,416 (-10%)	6mo	$256,000	$181	40
1616 Sunnycrest	0.63mi	3/2.0 (-1)	1,779 (+13%)	6mo	$304,900	$171	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: -29.7%
• Equity multiple: 0.04×
• Total profit: $-75,610
• Equity at exit: $41,814

10-year hold

• IRR: -49.5%
• Equity multiple: -0.52×
• Total profit: $-119,463
• Equity at exit: $24,247

Cash invested: $78,522 (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: 48 active · 22 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $279,000 ($175/sqft)
• Median days on market: 86 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +1.7% vs current asking $/sqft

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

ZIP-level market 78130

• Rents YoY: -2.0%
• Active inventory: 2331
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,471
• Tax est. 1.5%: −$351 /mo · $4,207/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-384

Break-even live

Break-even rent $2,453

Max offer price $224,929

Occupancy floor —

Sensitivity live

Price	-10% $-190	-5% $-287	+0% $-384	+5% $-480	+10% $-577
Rent	-10% $-539	-5% $-461	+0% $-384	+5% $-306	+10% $-228
Rate	-1.0pp $-242	-0.5pp $-312	base $-384	+0.5pp $-456	+1.0pp $-530

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: $70,109
• Closing costs: $8,413
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Bonelli Eagle New Braunfels, TX	4.0	3.0	2142	$2,045	$0.95	60d	1	0.40mi
2018 Reserve Way New Braunfels, TX	4.0	2.0	2023	$2,795	$1.38	65d	1	0.41mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	93d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	93d	1	0.48mi
1663 Lantana Cir New Braunfels, TX	3.0	2.0	1536	$1,695	$1.10	29d	1	0.48mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	52d	1	0.49mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	61d	1	0.52mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	27d	1	0.56mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	67d	1	0.60mi
1360 W County Line Rd Unit 314 New Braunfels, TX	3.0	2.0	1150	$1,553	$1.35	9d	1	0.61mi
1818 Strawberry Fld New Braunfels, TX	3.0	2.5	2065	$2,100	$1.02	21d	1	0.62mi
1938 Spotted Owl New Braunfels, TX	4.0	2.0	2017	$2,195	$1.09	9d	1	0.62mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	65d	1	0.63mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,596	$1.39	46d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	53d	1	0.67mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	53d	1	0.69mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	93d	1	0.70mi
1128 Pelican Pl New Braunfels, TX	4.0	2.0	1867	$2,100	$1.12	25d	1	0.73mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	93d	1	0.74mi
1233 Hollyhock Ln New Braunfels, TX	3.0	2.0	1714	$1,800	$1.05	11d	1	0.77mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	65d	1	0.77mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	73d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	73d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	64d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	61d	1	0.80mi
410 S Water Ln New Braunfels, TX	4.0	2.0	1963	$1,900	$0.97	93d	1	0.81mi
419 Aaron Ln New Braunfels, TX	4.0	2.0	1940	$1,750	$0.90	73d	1	0.81mi
2060 Meadow Pipit New Braunfels, TX	3.0	2.0	1917	$1,950	$1.02	35d	1	0.82mi
2060 Meadow Pipit New Braunfels, TX	3.0	2.0	1917	$1,950	$1.02	53d	1	0.82mi
2060 Meadow Pipit New Braunfels, TX	3.0	2.0	1917	$1,950	$1.02	38d	1	0.82mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	73d	1	0.83mi
1614 Sun Canyon Blvd New Braunfels, TX	3.0	2.5	2152	$2,200	$1.02	73d	1	0.84mi
1257 Nickel Crk New Braunfels, TX	4.0	2.0	2248	$2,350	$1.05	35d	1	0.87mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,400	$1.16	22d	1	0.88mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	47d	1	0.90mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	53d	1	0.90mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	73d	1	0.91mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,582	$1.06	13d	1	0.91mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,778	$1.00	34d	1	0.91mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	73d	1	0.94mi

Listing history 50 events

1. 2026-07-26
   days on market $236,299 Active 309 DOM
2. 2026-07-24
   days on market $236,299 Active 307 DOM
3. 2026-07-23
   days on market $236,299 Active 306 DOM
4. 2026-07-22
   days on market $236,299 Active 305 DOM
5. 2026-07-21
   pricedays on market $236,299 Active 304 DOM
6. 2026-07-20
   days on market $235,999 Active 303 DOM
7. 2026-07-18
   pricedays on market $235,999 Active 301 DOM
8. 2026-07-18
   pricedays on market $234,999 Active 300 DOM
9. 2026-07-16
   days on market $232,999 Active 299 DOM
10. 2026-07-15
    days on market $232,999 Active 298 DOM
11. 2026-07-14
    days on market $232,999 Active 297 DOM
12. 2026-07-13
    days on market $232,999 Active 296 DOM
13. 2026-07-13
    days on market $232,999 Active 295 DOM
14. 2026-07-11
    days on market $232,999 Active 294 DOM
15. 2026-07-10
    days on market $232,999 Active 293 DOM
16. 2026-07-10
    days on market $232,999 Active 292 DOM
17. 2026-07-07
    days on market $232,999 Active 290 DOM
18. 2026-07-06
    days on market $232,999 Active 289 DOM
19. 2026-07-05
    days on market $232,999 Active 288 DOM
20. 2026-07-03
    days on market $232,999 Active 286 DOM
21. 2026-07-02
    price $232,999 Active 285 DOM
22. 2026-07-02
    pricedays on market $232,499 Active 285 DOM
23. 2026-07-01
    days on market $231,999 Active 284 DOM
24. 2026-06-30
    price $231,999 Active 283 DOM
25. 2026-06-30
    days on market $231,499 Active 283 DOM
26. 2026-06-29
    price $231,499 Active 282 DOM
27. 2026-06-29
    days on market $230,999 Active 282 DOM
28. 2026-06-28
    days on market $230,999 Active 281 DOM
29. 2026-06-27
    pricedays on market $230,999 Active 280 DOM
30. 2026-06-26
    days on market $229,999 Active 279 DOM
31. 2026-06-24
    days on market $229,999 Active 277 DOM
32. 2026-06-22
    days on market $229,999 Active 275 DOM
33. 2026-06-22
    price $229,999 Active 274 DOM
34. 2026-06-21
    days on market $229,499 Active 274 DOM
35. 2026-06-18
    days on market $229,499 Active 271 DOM
36. 2026-06-17
    days on market $229,499 Active 270 DOM
37. 2026-06-16
    days on market $229,499 Active 269 DOM
38. 2026-06-15
    days on market $229,499 Active 268 DOM
39. 2026-06-13
    pricedays on market $229,499 Active 266 DOM
40. 2026-06-09
    days on market $228,499 Active 262 DOM
41. 2026-06-08
    days on market $228,499 Active 261 DOM
42. 2026-06-08
    price $228,499 Active 260 DOM
43. 2026-06-07
    days on market $227,999 Active 260 DOM
44. 2026-06-04
    days on market $227,999 Active 257 DOM
45. 2026-06-03
    days on market $227,999 Active 256 DOM
46. 2026-06-02
    days on market $227,999 Active 255 DOM
47. 2026-06-02
    days on market $227,999 Active 254 DOM
48. 2026-05-31
    days on market $227,999 Active 253 DOM
49. 2026-05-07
    price $227,999 513-char remark

    Show marketing remark (513 chars)

    Cottage Collection brings new single-family homes to the Voss Farms masterplan, now selling in New Braunfels, TX. The community is perfect for young or growing households, and eligible students will attend the well-renowned Comal ISD. The local area offers an array of opportunities for family-friendly recreation, including floating on the Comal River and endless fun at the Schlitterbahn water park. Downtown New Braunfels is a short drive away, providing convenient access to local shopping and dining options.

50. 2026-04-17
    price $228,999 513-char remark

    Show marketing remark (513 chars)

    Cottage Collection brings new single-family homes to the Voss Farms masterplan, now selling in New Braunfels, TX. The community is perfect for young or growing households, and eligible students will attend the well-renowned Comal ISD. The local area offers an array of opportunities for family-friendly recreation, including floating on the Comal River and endless fun at the Schlitterbahn water park. Downtown New Braunfels is a short drive away, providing convenient access to local shopping and dining options.

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

Taxation est. · year 1

• Rental income: $23,612
• − Mortgage interest: −$15,709
• − Property taxes: −$4,207
• − Insurance: −$1,402
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − Depreciation: −$8,158
• Taxable loss: −$9,642
• Est. tax savings @ 24.0%: +$2,314
• After-tax cash flow: $-2,289/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

Excellent 100/100 None rehab

This single-family home in Sentosa Plan, New Braunfels, TX, is in excellent condition with a well-maintained exterior and landscaping. It offers a great opportunity for interior updates to maximize its resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Interior updates — Improves the home's aesthetic and functionality, attracting more buyers and renters. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Walnut Springs El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle New Braunfels Middle D TX #479/1,662 Nat'l #4,622/14,009 High New Braunfels H S Ninth Grade Center F TX #697/1,632 Nat'l #7,320/17,239

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

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

• Census place: New Braunfels, TX
• County: Comal County · 175,637 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: 10% of renters

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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%

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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%

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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

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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

-16.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $227,999 Zillow
• 2026-04-17 Price Changed $228,999 Zillow
• 2025-09-20 Listed $273,999 Zillow