1571 Kimberly Dawn Dr · New Braunfels, TX 78130

$235,000

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 50 Days on market

Built 2001 5,924 sqft lot $139/sqft · 17% below area Est $282k · 17% under ↓ 2% since listing

---

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 +8.1/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This corner lot home is nestled in a quiet community with no HOA! Home features 3 bedrooms and 2 full baths. Primary bedroom has walk in closest and dual vanity in the bathroom. Secondary bathroom is Jack and Jill style with 2 vanities. Amongst the mature trees there is a low maintenance yard with a 12x16 shed and ample parking with side entry garage. Located within minutes to I-35, shopping and schools. A quick walk and you can be at Kraft Park and the County Line Memorial Walking trail. This home is a must see!

Key facts

• Side entry garage
• 12x16 shed
• Low maintenance yard

Tags

• CORNER LOT
• LOW MAINTENANCE YARD
• 12X16 SHED
• AMPLE PARKING
• SIDE ENTRY GARAGE
• MINUTES TO I-35

Property features AI

Finance

• HOA & community: Subdivision: Rolling Valley (ROLLING VALLEY 9)

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer
• Home design: Pre-owned single-family home; Approximately 25 years old
• Construction: Composition roof; Slab foundation
• Exterior features: Brick and cement fiber exterior

Interior

• Kitchen: Kitchen (12 x 11); Refrigerator; Dishwasher
• Bedrooms: Master bedroom (16 x 12) with full bath; Bedroom 2 (12 x 11); Bedroom 3 (14 x 12)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: Two full bathrooms; Master bath (10 x 8) with shower-only layout
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans throughout; All window coverings remain; One living area
• Laundry & utility: Washer and dryer included; Electric hot water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (21.5% below list).
• Recommended offer: $185k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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); 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; 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 $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 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,562 (21.5% 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 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $281,965
• List price: $235,000
• Delta: -16.66%
• 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
2026 Dripping Spgs	0.34mi	3/2.0	1,774 (+5%)	1mo	$355,000	$200	75
1183 Legacy	0.42mi	3/2.0	1,630 (-3%)	0mo	$325,000	$199	74
1436 Devin Dr	0.20mi	3/2.0	1,845 (+9%)	1mo	$349,000	$189	74
1691 Dustin Cade	0.20mi	3/2.0	1,498 (-11%)	2mo	$239,900	$160	70
1116 Camellia	0.63mi	3/2.0	1,679 (-0%)	2mo	$375,000	$223	68
1982 Palace Dr	0.45mi	3/2.0	1,802 (+7%)	3mo	$355,000	$197	65
1812 Park Pl	0.51mi	3/2.0	1,550 (-8%)	2mo	$345,000	$223	61
1922 Shield	0.62mi	3/2.0	1,831 (+8%)	3mo	$435,000	$238	55
1505 Marigold Dr	0.63mi	3/2.0	1,516 (-10%)	1mo	$374,791	$247	53
2128 Stonecrest	0.61mi	3/2.0	1,874 (+11%)	3mo	$260,000	$139	50
2120 Stonecrest	0.59mi	3/2.0	1,462 (-13%)	2mo	$285,000	$195	48
1764 Lower Forty	0.64mi	4/2.0 (+1)	1,837 (+9%)	4mo	$315,000	$171	48

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: -27.0%
• Equity multiple: 0.11×
• Total profit: $-58,322
• Equity at exit: $35,039

10-year hold

• IRR: -41.0%
• Equity multiple: -0.38×
• Total profit: $-90,595
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-234

Break-even live

Break-even rent $2,142

Max offer price $193,665

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-167	+0% $-234	+5% $-301	+10% $-367
Rent	-10% $-380	-5% $-307	+0% $-234	+5% $-161	+10% $-88
Rate	-1.0pp $-116	-0.5pp $-174	base $-234	+0.5pp $-295	+1.0pp $-357

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,545	$1.34	0d	1	0.13mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	45d	1	0.14mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	6d	1	0.16mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	45d	1	0.24mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	5d	1	0.27mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	14d	1	0.30mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	19d	1	0.35mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	6d	1	0.40mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	45d	1	0.40mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	6d	1	0.50mi
2010 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1169	$1,649	$1.41	45d	1	0.57mi
1213 Camellia Ln New Braunfels, TX	4.0	2.0	1701	$2,400	$1.41	26d	1	0.57mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	26d	1	0.57mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	45d	1	0.59mi
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	26d	1	0.62mi
2169 Hazelwood New Braunfels, TX	4.0	2.5	2216	$2,300	$1.04	6d	1	0.68mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	45d	1	0.68mi
1614 Sun Canyon Blvd New Braunfels, TX	3.0	2.5	2152	$2,200	$1.02	26d	1	0.70mi
2018 Reserve Way New Braunfels, TX	4.0	2.0	2023	$2,795	$1.38	18d	1	0.78mi
1920 Bonelli Eagle New Braunfels, TX	4.0	3.0	2142	$2,045	$0.95	13d	1	0.79mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	18d	1	0.81mi
2271 Garden Sun Pl New Braunfels, TX	4.0	2.0	2055	$2,200	$1.07	14d	1	0.86mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	17d	1	0.87mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	14d	1	0.87mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	26d	1	0.87mi
2218 Trumans Hl New Braunfels, TX	4.0	2.0	2034	$2,195	$1.08	17d	1	0.87mi
2064 Dove Crossing Dr New Braunfels, TX	4.0	2.0	1968	$1,850	$0.94	5d	1	0.96mi
1935 Hilltop Summit Rd Unit 2NB-2 New Braunfels, TX	2.0	2.0	1060	$1,329	$1.25	4d	1	1.03mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	18d	1	1.04mi
618 Gode Ln New Braunfels, TX	3.0	2.0	1255	$1,395	$1.11	45d	1	1.04mi
2040 Warwick Pl New Braunfels, TX	3.0	2.0	2036	$2,100	$1.03	26d	1	1.05mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	0d	1	1.05mi
419 Aaron Ln New Braunfels, TX	4.0	2.0	1940	$1,750	$0.90	26d	1	1.07mi
2119 Hidden Mdw New Braunfels, TX	3.0	2.0	1640	$1,895	$1.16	6d	1	1.08mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	45d	1	1.11mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	12d	1	1.11mi
2441 Fayette Dr New Braunfels, TX	3.0	2.0	1220	$1,650	$1.35	19d	1	1.12mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	26d	1	1.12mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	18d	1	1.13mi
410 S Water Ln New Braunfels, TX	4.0	2.0	1963	$1,900	$0.97	45d	1	1.14mi

Listing history 38 events

1. 2026-06-21
   statusdays on market $235,000 Active 50 DOM
2. 2026-06-18
   days on market $235,000 Price Change 47 DOM
3. 2026-06-17
   days on market $235,000 Price Change 46 DOM
4. 2026-06-16
   days on market $235,000 Price Change 45 DOM
5. 2026-06-15
   days on market $235,000 Price Change 44 DOM
6. 2026-06-13
   days on market $235,000 Price Change 42 DOM
7. 2026-06-10
   pricestatus $235,000 Price Change 38 DOM
8. 2026-06-09
   days on market $250,000 Active 38 DOM
9. 2026-06-08
   days on market $250,000 Active 37 DOM
10. 2026-06-07
    days on market $250,000 Active 36 DOM
11. 2026-06-04
    days on market $250,000 Active 33 DOM
12. 2026-06-03
    days on market $250,000 Active 32 DOM
13. 2026-06-02
    days on market $250,000 Active 31 DOM
14. 2026-06-01
    days on market $250,000 Active 30 DOM
15. 2026-05-31
    days on market $250,000 Active 29 DOM
16. 2026-05-02
    listed $250,000 New 523-char remark
17. 2026-04-17
    historical
18. 2026-04-17
    historical
19. 2026-02-20
    price $275,000
20. 2026-02-19
    price $275,000
21. 2025-09-23
    price $285,000
22. 2025-09-23
    price $285,000
23. 2025-07-12
    price $300,000
24. 2025-07-12
    price $300,000
25. 2025-06-21
    listed $310,000 New
26. 2025-06-20
    listed $310,000 Active
27. 2025-06-06
    historical
28. 2025-06-06
    historical
29. 2025-05-14
    price $325,000
30. 2025-05-13
    price $325,000
31. 2025-01-15
    listed $350,000 New
32. 2024-12-16
    listed $350,000 Active
33. 2021-04-09
    soldstatus Sold
34. 2021-04-09
    soldstatus
35. 2021-03-31
    status Pending
36. 2021-03-18
    listed $239,995 New
37. 2021-03-02
    soldstatus
38. 2002-02-27
    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: $4,341 · $362/mo
• Projected year-2 tax: $4,341 · $362/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $22,147
• − Mortgage interest: −$13,164
• − Property taxes: −$4,341
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,772
• − Management: −$1,772
• − Depreciation: −$6,836
• Taxable loss: −$6,912
• Est. tax savings @ 24.0%: +$1,659
• After-tax cash flow: $-1,149/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 (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: 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 · 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

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

-2.1% since first listed

24 events — show timeline

• 2026-06-10 Price Changed $235,000 LERA
• 2026-05-02 Listed $250,000 LERA
• 2026-04-17 Listing Removed — LERA
• 2026-04-17 Listing Removed — CTXMLS
• 2026-02-20 Price Changed $275,000 LERA
• 2026-02-19 Price Changed $275,000 CTXMLS
• 2025-09-23 Price Changed $285,000 LERA
• 2025-09-23 Price Changed $285,000 CTXMLS
• 2025-07-12 Price Changed $300,000 LERA
• 2025-07-12 Price Changed $300,000 CTXMLS
• 2025-06-21 Listed $310,000 LERA
• 2025-06-20 Listed $310,000 CTXMLS
• 2025-06-06 Listing Removed — LERA
• 2025-06-06 Listing Removed — CTXMLS
• 2025-05-14 Price Changed $325,000 LERA
• 2025-05-13 Price Changed $325,000 CTXMLS
• 2025-01-15 Listed $350,000 LERA
• 2024-12-16 Listed $350,000 CTXMLS
• 2021-04-09 Sold (MLS) — LERA
• 2021-04-09 Sold (Public Records) — Public Records
• 2021-03-31 Pending — LERA
• 2021-03-18 Listed $239,995 LERA
• 2021-03-02 Sold (Public Records) — Public Records
• 2002-02-27 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2026): $4,341 · -15.4% YoY. Source: county tax records.