2073 Bentwood · New Braunfels, TX 78130

$239,000

3 bd · 2.0 ba · 1,290 sqft · SingleFamily public records · 79 Days on market

Built 2000 6,838 sqft lot $185/sqft · 17% below area Est $288k · 17% under

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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 +7.8/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home in established neighborhood. Close to shopping, schools, and restaurants. High ceilings, large covered back porch, fenced back yard with mature trees. Garage features extra storage shelving. Laundry hook-us in garage. NBISD school. Pictures are from previous. Foundation repair in 2021. Currently rented. Current lease expires 7/31/26.

Key facts

• Fenced back yard
• Close to shopping
• Mature trees

Tags

• ESTABLISHED NEIGHBORHOOD
• CLOSE TO SHOPPING
• LARGE COVERED BACK PORCH
• FENCED BACK YARD
• MATURE TREES
• EXTRA STORAGE SHELVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (26.4% below list).
• Recommended offer: $176k (26.4% below list) — sets the bar for 1% rule.
• 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.
• 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: County Line El (math 42% / reading 47%, grade F, #1,155 of 4,322 statewide, top 29%, 392 students, 40% 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 39% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 79 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y ago; this cycle's ask has dropped $90k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $239k implies a 89% gain — meaningful room to come down on a strong offer.

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 $175,919 (26.4% 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 79 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $287,997
• List price: $239,000
• Delta: -17.01%
• 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
2069 Bentwood	0.01mi	3/2.0	1,260 (-2%)	7mo	$224,000	$178	90
2135 Bentwood	0.13mi	3/2.0	1,313 (+2%)	3mo	$254,900	$194	88
2121 Keystone	0.37mi	3/2.0	1,327 (+3%)	4mo	$239,000	$180	75
2120 Stonecrest	0.10mi	3/2.0	1,462 (+13%)	2mo	$285,000	$195	71
2075 Sungate Dr	0.36mi	3/2.0	1,239 (-4%)	9mo	$269,000	$217	70
2139 Cornerstone	0.33mi	3/2.0	1,362 (+6%)	8mo	$268,000	$197	68
2326 N Ranch Ests	0.56mi	3/2.0	1,264 (-2%)	8mo	$260,000	$206	64
2020 Sungate	0.41mi	3/2.0	1,169 (-9%)	2mo	$240,000	$205	64
2113 Sungate	0.37mi	3/2.0	1,416 (+10%)	5mo	$256,000	$181	62
1614 Calvin Loop	0.66mi	3/2.0	1,432 (+11%)	2mo	$269,900	$188	49
1352 Lauren St	0.63mi	3/2.0	1,419 (+10%)	8mo	$369,900	$261	47
1713 Pahmeyer Path	0.62mi	3/2.0	1,454 (+13%)	8mo	$265,000	$182	44

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-60,796
• Equity at exit: $35,636

10-year hold

• IRR: -42.6%
• Equity multiple: -0.41×
• Total profit: $-94,560
• Equity at exit: $20,664

Cash invested: $66,920 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$303 /mo · $3,634/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-266

Break-even live

Break-even rent $2,096

Max offer price $192,012

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-198	+0% $-266	+5% $-334	+10% $-401
Rent	-10% $-405	-5% $-335	+0% $-266	+5% $-197	+10% $-127
Rate	-1.0pp $-146	-0.5pp $-205	base $-266	+0.5pp $-328	+1.0pp $-391

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	25d	1	0.16mi
2010 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1169	$1,649	$1.41	45d	1	0.23mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	45d	1	0.24mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	6d	1	0.36mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	45d	1	0.37mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,105	$1.23	0d	1	0.38mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,545	$1.34	0d	1	0.38mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	19d	1	0.42mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	6d	1	0.43mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	6d	1	0.46mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	5d	1	0.50mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	45d	1	0.51mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	45d	1	0.52mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	45d	1	0.55mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	18d	1	0.61mi
2441 Fayette Dr New Braunfels, TX	3.0	2.0	1220	$1,650	$1.35	19d	1	0.63mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	4d	1	0.65mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	3d	1	0.65mi
237 Val Verde Dr New Braunfels, TX	3.0	2.0	1562	$1,696	$1.09	21d	1	0.69mi
1935 Hilltop Summit Rd Unit 2NB-2 New Braunfels, TX	2.0	2.0	1060	$1,329	$1.25	3d	1	0.72mi
1041 Lauren St New Braunfels, TX	4.0	2.0	1776	$1,995	$1.12	25d	1	0.73mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	14d	1	0.80mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	18d	1	0.85mi
1213 Camellia Ln New Braunfels, TX	4.0	2.0	1701	$2,400	$1.41	25d	1	0.87mi
2119 Hidden Mdw New Braunfels, TX	3.0	2.0	1640	$1,895	$1.16	6d	1	0.90mi
227 Eagle Pass Dr New Braunfels, TX	3.0	2.5	1503	$1,825	$1.21	45d	1	0.91mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	25d	1	0.94mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	45d	1	0.99mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	6d	1	1.00mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	6d	1	1.00mi
2595 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1375	$1,395	$1.01	0d	1	1.02mi
222 Redbud Ln Unit A New Braunfels, TX	2.0	1.0	962	$995	$1.03	0d	1	1.08mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	25d	1	1.16mi
935 Linde Ave Unit H New Braunfels, TX	2.0	2.0	972	$975	$1.00	45d	1	1.18mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	25d	1	1.18mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	45d	1	1.22mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	18d	1	1.23mi
2321 Brittany Grace New Braunfels, TX	3.0	3.0	1641	$2,095	$1.28	6d	1	1.26mi
2373 Brittany Grace New Braunfels, TX	3.0	2.0	1726	$1,795	$1.04	25d	1	1.29mi
322 Franchi Way New Braunfels, TX	3.0	2.0	1633	$1,750	$1.07	3d	1	1.34mi

Listing history 44 events

1. 2026-06-21
   days on market $239,000 Active 79 DOM
2. 2026-06-18
   days on market $239,000 Active 76 DOM
3. 2026-06-17
   days on market $239,000 Active 75 DOM
4. 2026-06-16
   days on market $239,000 Active 74 DOM
5. 2026-06-15
   days on market $239,000 Active 73 DOM
6. 2026-06-13
   days on market $239,000 Active 71 DOM
7. 2026-06-09
   days on market $239,000 Active 67 DOM
8. 2026-06-08
   days on market $239,000 Active 66 DOM
9. 2026-06-07
   days on market $239,000 Active 65 DOM
10. 2026-06-04
    days on market $239,000 Active 62 DOM
11. 2026-06-03
    days on market $239,000 Active 61 DOM
12. 2026-06-02
    days on market $239,000 Active 60 DOM
13. 2026-06-02
    days on market $239,000 Active 59 DOM
14. 2026-05-31
    days on market $239,000 Active 58 DOM
15. 2026-04-11
    price $239,000 367-char remark

    Show marketing remark (367 chars)

    3 bedroom, 2 bath home in established neighborhood. Close to shopping, schools, and restaurants. High ceilings, large covered back porch, fenced back yard with mature trees. Garage features extra storage shelving. Laundry hook-us in garage. NBISD school. Pictures are from previous. Foundation repair in 2021. Currently rented. Current lease expires 7/31/26.

16. 2026-04-03
    listed $329,000 New 367-char remark

    Show marketing remark (367 chars)

    3 bedroom, 2 bath home in established neighborhood. Close to shopping, schools, and restaurants. High ceilings, large covered back porch, fenced back yard with mature trees. Garage features extra storage shelving. Laundry hook-us in garage. NBISD school. Pictures are from previous. Foundation repair in 2021. Currently rented. Current lease expires 7/31/26.

17. 2025-02-04
    historical $1,500
18. 2025-02-01
    historical $1,500
19. 2025-02-01
    listed $1,500
20. 2025-01-30
    listed $1,500
21. 2025-01-29
    historical $1,500
22. 2025-01-15
    price $1,500
23. 2024-12-19
    price $1,595
24. 2024-12-03
    price $1,700
25. 2024-10-02
    historical
26. 2024-10-02
    historical
27. 2024-09-15
    listed $1,800
28. 2024-08-24
    price $249,000
29. 2024-08-23
    listed $249,000 Active
30. 2024-06-17
    listed $270,900 New
31. 2023-10-26
    historical
32. 2023-05-26
    listed $295,000 New
33. 2022-11-22
    historical
34. 2012-08-22
    soldstatus
35. 2012-08-13
    soldstatus
36. 2012-08-13
    soldstatus $126,500
37. 2012-07-30
    historical
38. 2012-06-01
    listed $128,900
39. 2012-05-31
    historical
40. 2012-05-31
    listed $128,900
41. 2012-05-01
    listed $134,000
42. 2012-05-01
    historical
43. 2012-04-18
    listed $138,500
44. 2000-12-14
    soldstatus

ⓘ 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: $3,634 · $303/mo
• Projected year-2 tax: $4,374 · $364/mo
• Expected delta: +$740/yr (+$62/mo · 20.4%)

ⓘ 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 · 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: $21,110
• − Mortgage interest: −$13,388
• − Property taxes: −$3,634
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$6,953
• Taxable loss: −$7,437
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-1,407/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 — 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 (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

+72.6% since first listed

30 events — show timeline

• 2026-04-11 Price Changed $239,000 LERA
• 2026-04-03 Listed $329,000 LERA
• 2025-02-04 Rental Removed $1,500 RENTALBEAST
• 2025-02-01 Rental Removed $1,500 BUILDIUM
• 2025-02-01 Listed for Rent $1,500 RENTALBEAST
• 2025-01-30 Listed for Rent $1,500 BUILDIUM
• 2025-01-29 Rental Removed $1,500 SABOR
• 2025-01-15 Price Changed $1,500 SABOR
• 2024-12-19 Price Changed $1,595 SABOR
• 2024-12-03 Price Changed $1,700 SABOR
• 2024-10-02 Listing Removed — LERA
• 2024-10-02 Listing Removed — CTXMLS
• 2024-09-15 Listed for Rent $1,800 SABOR
• 2024-08-24 Price Changed $249,000 LERA
• 2024-08-23 Listed $249,000 CTXMLS
• 2024-06-17 Listed $270,900 LERA
• 2023-10-26 Listing Removed — LERA
• 2023-05-26 Listed $295,000 LERA
• 2022-11-22 Rental Removed — BUILDIUM
• 2012-08-22 Sold (Public Records) — Public Records
• 2012-08-13 Sold (MLS) — LERA
• 2012-08-13 Sold (MLS) $126,500 CTXMLS
• 2012-07-30 Listing Removed — LERA
• 2012-06-01 Listed $128,900 LERA
• 2012-05-31 Listing Removed — LERA
• 2012-05-31 Listed $128,900 CTXMLS
• 2012-05-01 Listing Removed — LERA
• 2012-05-01 Listed $134,000 LERA
• 2012-04-18 Listed $138,500 LERA
• 2000-12-14 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2026): $3,634 · -3.4% YoY. Source: county tax records.