1859 Wood Warbler · New Braunfels, TX 78130

$229,500

4 bd · 2.0 ba · 1,850 sqft · SingleFamily · 206 Days on market

Built 2025 Good condition 4,791 sqft lot $124/sqft · 19% below area Est $283k · 19% under $32/mo HOA · 2% of rent ↓ 21% 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 +10.9/30.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Dowing - This new four-bedroom home offers convenient single-story living. A bedroom is secluded near the front of the home, leading to an inviting and spacious open-concept layout shared between the kitchen, dining room and family room. Three additional bedrooms are tucked away to the side for improved comfort and privacy, including the lavish owner's suite at the back of the home with a full bathroom and walk-in closet.

Key facts

• Lavish owner's suite
• Single-story living
• Full bathroom

Tags

• SINGLE-STORY LIVING
• OPEN-CONCEPT LAYOUT
• LAVISH OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (16.3% below list).
• Recommended offer: $192k (16.3% 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.
• 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: Klein Road El (math 43% / reading 50%, grade D-, #1,080 of 4,322 statewide, top 25%, 697 students, 46% 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 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 206 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $192,194 (16.3% 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 206 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (median comp): $282,919
• List price: $229,500
• Delta: -18.88%
• 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
1813 Stonechat	0.17mi	4/2.0	1,850 (0%)	1mo	$234,999	$127	91
1829 Stonechat	0.18mi	4/2.0	1,850 (0%)	1mo	$239,999	$130	91
1845 Stonechat	0.20mi	4/2.0	1,850 (0%)	1mo	$233,999	$126	90
1857 Stonechat	0.22mi	4/2.0	1,850 (0%)	2mo	$234,999	$127	88
1873 Stonechat	0.24mi	4/2.0	1,850 (0%)	0mo	$238,999	$129	88
1867 Wood Warbler	0.00mi	4/2.0	1,667 (-10%)	0mo	$232,500	$139	83
1865 Stonechat	0.23mi	4/2.5	1,891 (+2%)	1mo	$237,999	$126	82
1814 Nuthatch Rdg	0.18mi	4/2.0	1,667 (-10%)	1mo	$230,999	$139	74
4005 Legend Pond	0.56mi	4/2.5	1,910 (+3%)	0mo	$249,900	$131	66
1916 Stonechat	0.28mi	4/3.0	2,024 (+9%)	2mo	$272,999	$135	66
1928 Stonechat	0.31mi	3/2.0 (-1)	1,634 (-12%)	1mo	$251,999	$154	60
4568 Klein Mdws	0.51mi	3/2.0 (-1)	1,702 (-8%)	1mo	$295,000	$173	57

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-49,122
• Equity at exit: $34,219

10-year hold

• IRR: -28.0%
• Equity multiple: -0.13×
• Total profit: $-72,520
• Equity at exit: $19,843

Cash invested: $64,260 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 106 active · 66 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $279,945 ($160/sqft)
• Median days on market: 98 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -4.3% 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: $1,922 high
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,442/yr
• Insurance: −$96
• HOA: −$32
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-100

Break-even live

Break-even rent $2,048

Max offer price $215,075

Occupancy floor —

Sensitivity live

Price	-10% $59	-5% $-20	+0% $-100	+5% $-179	+10% $-258
Rent	-10% $-252	-5% $-176	+0% $-100	+5% $-24	+10% $52
Rate	-1.0pp $16	-0.5pp $-41	base $-100	+0.5pp $-159	+1.0pp $-220

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: $57,375
• Closing costs: $6,885
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	52d	1	0.10mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	9d	1	0.10mi
1837 Stonechat New Braunfels, TX	3.0	2.0	1474	$1,575	$1.07	93d	1	0.17mi
1881 Stonechat New Braunfels, TX	3.0	2.0	1260	$1,595	$1.27	53d	1	0.23mi
2613 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1369	$1,350	$0.99	42d	1	0.26mi
104 Bass Ln New Braunfels, TX	3.0	2.0	2237	$1,995	$0.89	16d	1	0.28mi
108 Bass Ln New Braunfels, TX	3.0	2.5	1770	$1,895	$1.07	42d	1	0.29mi
2595 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1375	$1,395	$1.01	47d	1	0.29mi
2530 Diamondback Trl New Braunfels, TX	3.0	2.0	1334	$2,000	$1.50	27d	1	0.31mi
2831 Calandra Lark New Braunfels, TX	3.0	2.0	1901	$1,849	$0.97	93d	1	0.32mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	53d	1	0.32mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	93d	1	0.33mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	53d	1	0.33mi
2867 Rosefinch New Braunfels, TX	3.0	2.0	1474	$1,695	$1.15	21d	1	0.34mi
3031 Shore Lark New Braunfels, TX	3.0	2.0	1482	$1,675	$1.13	9d	1	0.35mi
2834 Calandra Lark New Braunfels, TX	4.0	3.0	1900	$1,995	$1.05	73d	1	0.35mi
2510 Lonesome Creek Trl New Braunfels, TX	3.0	2.0	1333	$1,725	$1.29	42d	1	0.35mi
2855 Rosefinch New Braunfels, TX	3.0	2.0	1417	$1,695	$1.20	21d	1	0.36mi
2810 Calandra Lark New Braunfels, TX	4.0	3.0	1910	$1,950	$1.02	13d	1	0.37mi
2864 Rosefinch New Braunfels, TX	4.0	2.0	1667	$1,750	$1.05	93d	1	0.37mi
2802 Calandra Lark New Braunfels, TX	3.0	2.0	1886	$1,995	$1.06	93d	1	0.38mi
3943 Legend Mdws New Braunfels, TX	3.0	2.0	1542	$1,695	$1.10	47d	1	0.39mi
2815 Rosefinch New Braunfels, TX	4.0	2.0	1648	$1,725	$1.05	53d	1	0.39mi
2541 Pahmeyer Rd Unit 1 New Braunfels, TX	3.0	2.0	1264	$1,850	$1.46	26d	1	0.40mi
2541 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1264	$1,850	$1.46	18d	1	0.41mi
2824 Rosefinch New Braunfels, TX	4.0	2.5	1874	$2,050	$1.09	9d	1	0.41mi
2906 Green Finch Canyon Lake, TX	3.0	2.0	1474	$1,699	$1.15	9d	1	0.43mi
3964 Legend Mdws New Braunfels, TX	3.0	2.0	1680	$1,950	$1.16	28d	1	0.44mi
3931 Gentle Mdw New Braunfels, TX	3.0	2.0	1698	$1,861	$1.10	93d	1	0.45mi
2907 Whinchat New Braunfels, TX	3.0	2.0	1454	$1,695	$1.17	36d	1	0.45mi
2766 Rosefinch New Braunfels, TX	4.0	3.0	1874	$1,795	$0.96	65d	1	0.46mi
2915 Whinchat Unit N/A Canyon Lake, TX	3.0	2.0	1474	$2,850	$1.93	51d	1	0.46mi
2935 Whinchat New Braunfels, TX	4.0	2.0	1648	$1,700	$1.03	53d	1	0.47mi
3952 Gentle Mdw New Braunfels, TX	3.0	2.5	1910	$1,795	$0.94	53d	1	0.47mi
2924 Whinchat New Braunfels, TX	3.0	2.0	1675	$1,875	$1.12	13d	1	0.49mi
2924 Whinchat New Braunfels, TX	3.0	2.0	1675	$1,925	$1.15	73d	1	0.49mi
2737 Green Finch New Braunfels, TX	4.0	2.0	1667	$1,800	$1.08	64d	1	0.51mi
1913 Green Warbler New Braunfels, TX	4.0	2.0	1667	$1,795	$1.08	21d	1	0.52mi
1201 Legend Pass New Braunfels, TX	3.0	2.0	1234	$1,650	$1.34	93d	1	0.53mi
283 Rolling Hls New Braunfels, TX	4.0	2.0	1459	$1,700	$1.17	93d	1	0.53mi

Listing history 50 events

1. 2026-08-08
   days on market $229,500 Active 206 DOM
2. 2026-08-06
   days on market $229,500 Active 204 DOM
3. 2026-08-05
   days on market $229,500 Active 203 DOM
4. 2026-08-04
   days on market $229,500 Active 202 DOM
5. 2026-08-03
   days on market $229,500 Active 201 DOM
6. 2026-07-31
   days on market $229,500 Active 198 DOM
7. 2026-07-30
   days on market $229,500 Active 197 DOM
8. 2026-07-30
   days on market $229,500 Active 196 DOM
9. 2026-07-28
   days on market $229,500 Active 195 DOM
10. 2026-07-26
    days on market $229,500 Active 193 DOM
11. 2026-07-24
    days on market $229,500 Active 191 DOM
12. 2026-07-23
    days on market $229,500 Active 190 DOM
13. 2026-07-22
    days on market $229,500 Active 189 DOM
14. 2026-07-21
    days on market $229,500 Active 188 DOM
15. 2026-07-20
    days on market $229,500 Active 187 DOM
16. 2026-07-18
    days on market $229,500 Active 185 DOM
17. 2026-07-18
    days on market $229,500 Active 184 DOM
18. 2026-07-16
    days on market $229,500 Active 183 DOM
19. 2026-07-15
    days on market $229,500 Active 182 DOM
20. 2026-07-14
    days on market $229,500 Active 181 DOM
21. 2026-07-13
    days on market $229,500 Active 180 DOM
22. 2026-07-13
    days on market $229,500 Active 179 DOM
23. 2026-07-11
    days on market $229,500 Active 178 DOM
24. 2026-07-10
    days on market $229,500 Active 177 DOM
25. 2026-07-10
    days on market $229,500 Active 176 DOM
26. 2026-07-07
    days on market $229,500 Active 174 DOM
27. 2026-07-06
    statusdays on market $229,500 Active 173 DOM
28. 2026-07-05
    days on market $229,500 Price Change 172 DOM
29. 2026-07-03
    days on market $229,500 Price Change 170 DOM
30. 2026-07-02
    days on market $229,500 Price Change 169 DOM
31. 2026-07-01
    days on market $229,500 Price Change 168 DOM
32. 2026-06-30
    days on market $229,500 Price Change 167 DOM
33. 2026-06-29
    days on market $229,500 Price Change 166 DOM
34. 2026-06-28
    days on market $229,500 Price Change 165 DOM
35. 2026-06-27
    days on market $229,500 Price Change 164 DOM
36. 2026-06-26
    pricestatusdays on market $229,500 Price Change 163 DOM
37. 2026-06-24
    days on market $232,500 Active 161 DOM
38. 2026-06-22
    days on market $232,500 Active 159 DOM
39. 2026-06-21
    days on market $232,500 Active 158 DOM
40. 2026-06-18
    days on market $232,500 Active 155 DOM
41. 2026-06-17
    days on market $232,500 Active 154 DOM
42. 2026-06-16
    days on market $232,500 Active 153 DOM
43. 2026-06-15
    days on market $232,500 Active 152 DOM
44. 2026-06-13
    days on market $232,500 Active 150 DOM
45. 2026-06-09
    days on market $232,500 Active 146 DOM
46. 2026-06-08
    days on market $232,500 Active 145 DOM
47. 2026-06-07
    days on market $232,500 Active 144 DOM
48. 2026-06-04
    days on market $232,500 Active 141 DOM
49. 2026-06-03
    days on market $232,500 Active 140 DOM
50. 2026-06-02
    statusdays on market $232,500 Active 139 DOM

ⓘ 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: $23,063
• − Mortgage interest: −$12,856
• − Property taxes: −$3,442
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − HOA: −$384
• − Depreciation: −$6,676
• Taxable loss: −$5,133
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $36/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,250–$27,750 screening

This single-story home is in good condition with a good condition score of 80. It offers a spacious layout with four bedrooms and two bathrooms. The home is move-in ready with minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating flooring (e.g., hardwood or tile) — Updated flooring can increase both resale and rental value ↑
• Both Upgrading kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Klein Road El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle New Braunfels Middle D TX #479/1,662 Nat'l #4,622/14,009 High New Braunfels H S F TX #1,073/1,632 Nat'l #10,753/17,239

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 · 196,854 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 (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%

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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 · 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

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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

-20.8% since first listed

10 events — show timeline

• 2026-05-02 Price Changed $242,500 LERA
• 2026-04-11 Price Changed $245,000 LERA
• 2026-03-25 Price Changed $255,000 LERA
• 2026-02-20 Price Changed $260,000 LERA
• 2026-01-21 Price Changed $270,000 LERA
• 2026-01-14 Listed $310,000 LERA
• 2025-12-26 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-10-26 Price Changed $300,999 LERA
• 2025-10-21 Listed $305,999 LERA