522 Zapata · New Braunfels, TX 78130

$245,000

3 bd · 2.0 ba · 1,668 sqft · SingleFamily · 77 Days on market

Built 2007 6,490 sqft lot $147/sqft · 13% below area Est $280k · 13% under $25/mo HOA · 1% of rent

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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 +13.1/15.0
• Cash flow +10.4/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom/2 bath single-story home tucked away on a quiet cul-de-sac in beautiful New Braunfels. Offering a spacious and functional layout, this home features two living areas and two dining areas, providing plenty of room for entertaining, relaxing, or flexible use. The island kitchen is a standout with quartz countertops, stainless steel appliances, and generous workspace, making it perfect for both everyday living and hosting gatherings. Throughout the home you'll find updated luxury vinyl plank flooring with no carpet, creating a modern, low-maintenance living space. Additional features include gutters, a front storm door, and plumbing for a water softener, adding convenience and value. Ideally located close to schools, restaurants, shopping, and medical facilities, you'll also enjoy quick access to everything that makes New Braunfels such a wonderful place to live. This move-in ready home combines comfort, style, and location-a fantastic opportunity you won't want to miss!

Key facts

• Quartz countertops
• Island kitchen
• No carpet

Tags

• CUL-DE-SAC
• ISLAND KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• NO CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (24.3% below list).
• Recommended offer: $186k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); 1931 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 77 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago 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.

Risks & watch-outs

• Climate carrying-cost: 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 $185,567 (24.3% 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 77 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: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (median comp): $280,126
• List price: $245,000
• Delta: -12.54%
• 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
522 Zapata	0.00mi	3/2.0	1,668 (0%)	0mo	$245,000	$147	100
919 Karah	0.40mi	4/2.0 (+1)	1,638 (-2%)	1mo	$269,990	$165	72
330 Saiga Dr	0.53mi	3/2.0	1,689 (+1%)	2mo	$295,000	$175	71
2369 N Ranch Ests	0.44mi	3/2.0	1,746 (+5%)	0mo	$425,000	$243	71
2344 N Ranch Ests	0.50mi	3/2.0	1,583 (-5%)	2mo	$400,000	$253	66
433 W Klein	0.41mi	2/2.0 (-1)	1,508 (-10%)	2mo	$600,000	$398	59
408 Moscato Rd	0.69mi	4/2.0 (+1)	1,600 (-4%)	1mo	$225,999	$141	55
322 Moscato Rd	0.68mi	4/2.0 (+1)	1,575 (-6%)	1mo	$226,999	$144	53
412 Moscato Rd	0.69mi	4/2.0 (+1)	1,575 (-6%)	1mo	$228,999	$145	53
331 Moscato Rd	0.71mi	4/2.0 (+1)	1,575 (-6%)	1mo	$228,999	$145	52
2242 Ranch Estates Blvd	0.65mi	3/2.0	1,855 (+11%)	2mo	$290,000	$156	49
409 Moscato Rd	0.72mi	4/2.5 (+1)	1,867 (+12%)	1mo	$239,999	$129	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: -23.2%
• Equity multiple: 0.22×
• Total profit: $-53,357
• Equity at exit: $36,530

10-year hold

• IRR: -27.8%
• Equity multiple: -0.14×
• Total profit: $-78,151
• Equity at exit: $21,183

Cash invested: $68,600 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$183 /mo · $2,191/yr
• Insurance: −$102
• HOA: −$25
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-129

Break-even live

Break-even rent $2,018

Max offer price $222,297

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-59	+0% $-129	+5% $-198	+10% $-267
Rent	-10% $-275	-5% $-202	+0% $-129	+5% $-55	+10% $18
Rate	-1.0pp $-5	-0.5pp $-66	base $-129	+0.5pp $-192	+1.0pp $-257

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2667 Hunt St New Braunfels, TX	4.0	2.5	2085	$1,900	$0.91	23d	1	0.22mi
154 Citori Path New Braunfels, TX	4.0	2.5	2235	$2,300	$1.03	19d	1	0.26mi
227 Eagle Pass Dr New Braunfels, TX	3.0	2.5	1503	$1,825	$1.21	45d	1	0.32mi
322 Franchi Way New Braunfels, TX	3.0	2.0	1633	$1,750	$1.07	3d	1	0.33mi
330 Franchi Way New Braunfels, TX	3.0	2.0	1233	$1,800	$1.46	25d	1	0.35mi
2441 Fayette Dr New Braunfels, TX	3.0	2.0	1220	$1,650	$1.35	19d	1	0.45mi
227 Stevens Smt New Braunfels, TX	3.0	2.0	1234	$1,550	$1.26	0d	1	0.49mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	3d	1	0.52mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	4d	1	0.52mi
237 Val Verde Dr New Braunfels, TX	3.0	2.0	1562	$1,696	$1.09	21d	1	0.55mi
1041 Lauren St New Braunfels, TX	4.0	2.0	1776	$1,995	$1.12	25d	1	0.62mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	18d	1	0.65mi
2218 Trumans Hl New Braunfels, TX	4.0	2.0	2034	$2,195	$1.08	16d	1	0.67mi
404 Moscato Rd New Braunfels, TX	3.0	2.0	1404	$1,589	$1.13	45d	1	0.68mi
2373 Brittany Grace New Braunfels, TX	3.0	2.0	1726	$1,795	$1.04	25d	1	0.68mi
311 Moscato Rd New Braunfels, TX	4.0	2.0	1575	$1,995	$1.27	14d	1	0.70mi
315 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	45d	1	0.70mi
413 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,750	$1.25	6d	1	0.71mi
2321 Brittany Grace New Braunfels, TX	3.0	3.0	1641	$2,095	$1.28	6d	1	0.71mi
508 Havarti Way New Braunfels, TX	3.0	2.0	1340	$1,695	$1.26	18d	1	0.76mi
508 Havarti Way New Braunfels, TX	3.0	2.0	1362	$1,625	$1.19	0d	1	0.76mi
2064 Dove Crossing Dr New Braunfels, TX	4.0	2.0	1968	$1,850	$0.94	5d	1	0.79mi
544 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,699	$1.21	45d	1	0.80mi
529 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,800	$1.28	45d	1	0.81mi
2040 Warwick Pl New Braunfels, TX	3.0	2.0	2036	$2,100	$1.03	25d	1	0.85mi
134 Stacy Ln New Braunfels, TX	3.0	2.0	1372	$1,395	$1.02	22d	1	0.86mi
163 Laurel Grace Ln New Braunfels, TX	3.0	2.0	1691	$2,090	$1.24	0d	1	0.87mi
646 Ridge Lawn Dr New Braunfels, TX	3.0	2.0	1882	$1,950	$1.04	25d	1	0.87mi
204 Ragsdale Way New Braunfels, TX	3.0	2.0	1372	$1,500	$1.09	45d	1	0.87mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	45d	1	0.89mi
212 Stacy Ln Canyon Lake, TX	3.0	2.0	1370	$1,595	$1.16	25d	1	0.89mi
2169 Hazelwood New Braunfels, TX	4.0	2.5	2216	$2,300	$1.04	6d	1	0.90mi
174 Joanne Cv New Braunfels, TX	3.0	2.0	1373	$1,395	$1.02	0d	1	0.92mi
534 Chevre Rd New Braunfels, TX	4.0	2.0	1600	$1,550	$0.97	45d	1	0.95mi
2271 Garden Sun Pl New Braunfels, TX	4.0	2.0	2055	$2,200	$1.07	14d	1	0.95mi
211 Kaspar Way New Braunfels, TX	3.0	2.0	1372	$1,395	$1.02	25d	1	0.96mi
155 Joanne Cv New Braunfels, TX	3.0	2.0	1370	$1,395	$1.02	25d	1	0.97mi
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	25d	1	0.97mi
151 Joanne Cv New Braunfels, TX	3.0	2.0	1373	$1,495	$1.09	0d	1	0.97mi
113 Joanne Cv New Braunfels, TX	3.0	2.0	1370	$1,495	$1.09	45d	1	0.98mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: water

Listing history 20 events

1. 2026-04-09
   status Back on Market 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to this charming 3 bedroom/2 bath single-story home tucked away on a quiet cul-de-sac in beautiful New Braunfels. Offering a spacious and functional layout, this home features two living areas and two dining areas, providing plenty of room for entertaining, relaxing, or flexible use. The island kitchen is a standout with quartz countertops, stainless steel appliances, and generous workspace, making it perfect for both everyday living and hosting gatherings. Throughout the home you'll find updated luxury vinyl plank flooring with no carpet, creating a modern, low-maintenance living space. Additional features include gutters, a front storm door, and plumbing for a water softener, adding convenience and value. Ideally located close to schools, restaurants, shopping, and medical facilities, you'll also enjoy quick access to everything that makes New Braunfels such a wonderful place to live. This move-in ready home combines comfort, style, and location-a fantastic opportunity you won't want to miss!

2. 2026-03-31
   historical Active Option 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to this charming 3 bedroom/2 bath single-story home tucked away on a quiet cul-de-sac in beautiful New Braunfels. Offering a spacious and functional layout, this home features two living areas and two dining areas, providing plenty of room for entertaining, relaxing, or flexible use. The island kitchen is a standout with quartz countertops, stainless steel appliances, and generous workspace, making it perfect for both everyday living and hosting gatherings. Throughout the home you'll find updated luxury vinyl plank flooring with no carpet, creating a modern, low-maintenance living space. Additional features include gutters, a front storm door, and plumbing for a water softener, adding convenience and value. Ideally located close to schools, restaurants, shopping, and medical facilities, you'll also enjoy quick access to everything that makes New Braunfels such a wonderful place to live. This move-in ready home combines comfort, style, and location-a fantastic opportunity you won't want to miss!

3. 2026-03-09
   listed $245,000 New 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to this charming 3 bedroom/2 bath single-story home tucked away on a quiet cul-de-sac in beautiful New Braunfels. Offering a spacious and functional layout, this home features two living areas and two dining areas, providing plenty of room for entertaining, relaxing, or flexible use. The island kitchen is a standout with quartz countertops, stainless steel appliances, and generous workspace, making it perfect for both everyday living and hosting gatherings. Throughout the home you'll find updated luxury vinyl plank flooring with no carpet, creating a modern, low-maintenance living space. Additional features include gutters, a front storm door, and plumbing for a water softener, adding convenience and value. Ideally located close to schools, restaurants, shopping, and medical facilities, you'll also enjoy quick access to everything that makes New Braunfels such a wonderful place to live. This move-in ready home combines comfort, style, and location-a fantastic opportunity you won't want to miss!

4. 2020-03-16
   soldstatus
5. 2020-03-13
   soldstatus Sold 507-char remark

   Show marketing remark (507 chars)

   You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

6. 2020-03-13
   soldstatus Sold

   Show marketing remark (507 chars)

   You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

7. 2020-03-09
   status Pending

   Show marketing remark (507 chars)

   You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

8. 2020-03-09
   status Pending 507-char remark

   Show marketing remark (507 chars)

   You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

9. 2020-02-26
   status Pending

   Show marketing remark (507 chars)

   You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

10. 2020-02-26
    status Pending - Taking Backups

    Show marketing remark (507 chars)

    You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

11. 2020-02-26
    historical Active Option 507-char remark

    Show marketing remark (507 chars)

    You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

12. 2020-02-10
    listed $208,000 New 507-char remark

    Show marketing remark (507 chars)

    You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

13. 2020-02-10
    listed $208,000 Active

    Show marketing remark (507 chars)

    You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

14. 2020-02-10
    listed $208,000 Active

    Show marketing remark (507 chars)

    You will be impressed from the moment you walk in, because this well-maintained, three-bedroom, one-story home has SO much to offer! Well-designed floor plan boasts TWO living rooms, TWO eating areas, Island kitchen, and a HUGE master suite with space for a sitting area. Gorgeous wood-look laminate flooring throughout adds a warm, rustic charm. You can also have peace of mind knowing that the home has a newer roof and newer privacy fence. Being situated on a cul-de-sac adds to the appeal! See it today!

15. 2016-10-10
    soldstatus
16. 2016-10-07
    soldstatus Sold
17. 2016-09-06
    status Pending
18. 2016-09-01
    historical Active Option
19. 2016-08-17
    listed $192,000 New
20. 2016-08-17
    listed $192,000

ⓘ 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: $2,191 · $183/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$2,292/yr (+$191/mo · 104.6%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,268
• − Mortgage interest: −$13,724
• − Property taxes: −$2,191
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$300
• − Depreciation: −$7,127
• Taxable loss: −$5,862
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-135/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

+27.6% since first listed

20 events — show timeline

• 2026-04-09 Relisted — LERA
• 2026-03-31 Contingent — LERA
• 2026-03-09 Listed $245,000 LERA
• 2020-03-16 Sold (Public Records) — Public Records
• 2020-03-13 Sold (MLS) — LERA
• 2020-03-13 Sold (MLS) — Unlock MLS
• 2020-03-09 Pending — Unlock MLS
• 2020-03-09 Pending — LERA
• 2020-02-26 Pending — CTXMLS
• 2020-02-26 Pending — Unlock MLS
• 2020-02-26 Contingent — LERA
• 2020-02-10 Listed $208,000 LERA
• 2020-02-10 Listed $208,000 CTXMLS
• 2020-02-10 Listed $208,000 Unlock MLS
• 2016-10-10 Sold (Public Records) — Public Records
• 2016-10-07 Sold (MLS) — LERA
• 2016-09-06 Pending — LERA
• 2016-09-01 Contingent — LERA
• 2016-08-17 Listed $192,000 LERA
• 2016-08-17 Listed $192,000 CTXMLS

Property tax history

-7.6%/yr

Latest (2026): $2,191 · -6.7% YoY. Source: county tax records.