3860 Northaven Trl · New Braunfels, TX 78132

$248,000

4 bd · 2.5 ba · 1,891 sqft · Land · 138 Days on market

Built 2025 4,791 sqft lot $131/sqft · 8% below area Est $270k · 8% under $19/mo HOA · 1% of rent ↓ 4% 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 +11.1/15.0
• Cash flow +8.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +1.9/5.0
• 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 Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

Key facts

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• FIRST FLOOR LAYOUT
• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $248k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (23.7% below list).
• Recommended offer: $189k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Comal ISD (rural): math 57% / reading 59% proficiency, ranked #58 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Morningside El (math 44% / reading 33%, grade F, #1,680 of 4,322 statewide, top 40%, 810 students, 63% FRL); Canyon Middle (math 48% / reading 44%, grade D+, #462 of 1,662 statewide, top 28%, 1,175 students, 47% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 1136 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 ($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 $2k of loan paydown is wiped out by about $7k 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 138 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $189,310 (23.7% 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 138 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $269,609
• List price: $248,000
• Delta: -8.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-58,763
• Equity at exit: $36,978

10-year hold

• IRR: -35.2%
• Equity multiple: -0.29×
• Total profit: $-89,330
• Equity at exit: $21,443

Cash invested: $69,440 (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 78132

• Rents YoY: -2.3%
• Active inventory: 1136
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$278 /mo · $3,331/yr
• Insurance: −$103
• HOA: −$19
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-205

Break-even live

Break-even rent $2,152

Max offer price $211,807

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-135	+0% $-205	+5% $-275	+10% $-345
Rent	-10% $-354	-5% $-280	+0% $-205	+5% $-130	+10% $-55
Rate	-1.0pp $-80	-0.5pp $-142	base $-205	+0.5pp $-269	+1.0pp $-335

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	45d	1	0.08mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	18d	1	0.12mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	6d	1	0.12mi
3936 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$1,897	$0.81	45d	1	0.15mi
3895 Trail de Paris New Braunfels, TX	5.0	2.5	2502	$2,050	$0.82	0d	1	0.19mi
3953 Prairie Crk New Braunfels, TX	5.0	2.5	2470	$2,200	$0.89	13d	1	0.20mi
3964 Northaven Trl New Braunfels, TX	5.0	2.5	2470	$2,050	$0.83	13d	1	0.20mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	16d	1	0.23mi
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,799	$0.76	14d	1	0.24mi
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,800	$0.76	45d	1	0.24mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	4d	1	0.24mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	25d	1	0.25mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	0d	1	0.25mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	4d	1	0.26mi
3951 Trail de Paris New Braunfels, TX	5.0	2.5	2470	$2,100	$0.85	0d	1	0.26mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	18d	1	0.33mi
4019 Belden Trl New Braunfels, TX	4.0	2.5	2356	$1,870	$0.79	14d	1	0.34mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	45d	1	0.35mi
4028 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$2,040	$0.87	0d	1	0.35mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	45d	1	0.37mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	6d	1	0.40mi
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	0.40mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	45d	1	0.41mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	45d	1	0.44mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	25d	1	0.62mi
810 Shady Brk Marion, TX	5.0	2.5	2470	$1,830	$0.74	22d	1	0.62mi
906 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,875	$0.80	25d	1	0.67mi
914 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,900	$0.81	25d	1	0.67mi
934 Shady Brk Marion, TX	5.0	2.5	2470	$2,025	$0.82	0d	1	0.70mi
946 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	25d	1	0.71mi
950 Shady Brk Marion, TX	4.0	2.5	2356	$1,900	$0.81	45d	1	0.71mi
962 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	25d	1	0.74mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	0d	1	0.98mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,500	$0.95	3d	1	1.09mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	25d	1	1.28mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	0d	1	1.35mi
3143 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1373	$1,325	$0.97	16d	1	1.38mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	45d	1	1.48mi
3032 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1335	$1,650	$1.24	45d	1	1.49mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 22 events

1. 2026-06-21
   days on market $248,000 Active 138 DOM
2. 2026-06-18
   days on market $248,000 Active 135 DOM
3. 2026-06-17
   days on market $248,000 Active 134 DOM
4. 2026-06-16
   days on market $248,000 Active 133 DOM
5. 2026-06-15
   days on market $248,000 Active 132 DOM
6. 2026-06-13
   days on market $248,000 Active 130 DOM
7. 2026-06-09
   days on market $248,000 Active 126 DOM
8. 2026-06-08
   days on market $248,000 Active 125 DOM
9. 2026-06-07
   days on market $248,000 Active 124 DOM
10. 2026-06-04
    days on market $248,000 Active 121 DOM
11. 2026-06-03
    days on market $248,000 Active 120 DOM
12. 2026-06-02
    statusdays on market $248,000 Active 119 DOM
13. 2026-06-02
    days on market $248,000 Price Change 118 DOM
14. 2026-05-31
    days on market $248,000 Price Change 117 DOM
15. 2026-05-02
    price $248,500 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

16. 2026-05-01
    price $248,500 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

17. 2026-04-17
    listed $249,000 Active 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

18. 2026-04-11
    price $249,000 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

19. 2026-03-25
    price $255,000 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

20. 2026-02-03
    listed $260,000 New 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

21. 2026-01-29
    soldstatus
22. 2026-01-29
    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: $3,331 · $278/mo
• Projected year-2 tax: $4,538 · $378/mo
• Expected delta: +$1,208/yr (+$101/mo · 36.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,717
• − Mortgage interest: −$13,892
• − Property taxes: −$3,331
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$228
• − Depreciation: −$7,215
• Taxable loss: −$6,823
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-821/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: Comal ISD
• NCES district ID: 4814730
• Math proficiency: 57% ▼ -9.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $74,792
• Composite: 51.79/100
• National rank: #1671
• State rank: #58 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

• County: Comal County · 206,262 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: 264.0

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: 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%

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: ▼ -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

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

-4.4% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $248,500 LERA
• 2026-05-01 Price Changed $248,500 CTXMLS
• 2026-04-17 Listed $249,000 CTXMLS
• 2026-04-11 Price Changed $249,000 LERA
• 2026-03-25 Price Changed $255,000 LERA
• 2026-02-03 Listed $260,000 LERA
• 2026-01-29 Sold (Public Records) — Public Records
• 2026-01-29 Sold (Public Records) — Public Records

Property tax history

+137.2%/yr

Latest (2026): $3,331 · +360.0% YoY. Source: county tax records.