IDLEWOOD Plan · New Braunfels, TX 78130

$226,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 61 Days on market

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Why this score? — see what drove the F 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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage is a new series of single-family homes for sale at the Kyndwood masterplan in New Braunfels, TX. Kyndwood is perfect for homeowners seeking an affordable lifestyle who plan to work in nearby San Marcos and Austin. Residents will be a short drive from the best of local shopping, dining and entertainment. Texas Ski Ranch is a popular spot to celebrate special events or enjoy wakeboarding and paintball matches.

Key facts

• 2 garage spots
• Listed 61 days

🏗️ New construction. The $226,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $240,275.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (20.6% below list).
• Recommended offer: $180k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% 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.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 61 days — a 6% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,168 (20.6% 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 61 days. Have you received any prior offers? Is the seller open to a 21% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $240,275
• List price: $226,999
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 El Dorado	0.07mi	3/2.0	1,402 (-1%)	3mo	$200,999	$143	93
305 Tahoe Ave	0.09mi	3/2.0	1,402 (-1%)	3mo	$203,999	$146	92
4023 El Dorado	0.02mi	3/2.0	1,402 (-1%)	11mo	$216,499	$154	89
290 Tahoe Ave	0.13mi	3/2.0	1,402 (-1%)	4mo	$208,999	$149	89
281 Inyo St	0.08mi	3/2.0	1,510 (+7%)	1mo	$235,999	$156	84
306 Tahoe Ave	0.12mi	3/2.0	1,266 (-10%)	5mo	$219,999	$174	73
3915 El Dorado	0.07mi	4/2.0 (+1)	1,575 (+12%)	3mo	$265,999	$169	70
115 Trifle Trl	0.58mi	3/2.5	1,392 (-1%)	1mo	$299,990	$216	68
294 Tahoe Ave	0.13mi	4/2.0 (+1)	1,575 (+12%)	4mo	$261,999	$166	67
301 Tahoe Ave	0.10mi	4/2.0 (+1)	1,600 (+13%)	2mo	$211,459	$132	66
298 Tahoe Ave	0.13mi	4/2.0 (+1)	1,600 (+13%)	3mo	$221,999	$139	64
4035 El Dorado	0.04mi	4/2.0 (+1)	1,600 (+13%)	11mo	$235,999	$147	62

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: -26.8%
• Equity multiple: 0.12×
• Total profit: $-59,293
• Equity at exit: $35,826

10-year hold

• IRR: -39.3%
• Equity multiple: -0.36×
• Total profit: $-91,376
• Equity at exit: $20,775

Cash invested: $67,277 (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: 1896
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,260
• Tax est. 1.5%: −$300 /mo · $3,604/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-237

Break-even live

Break-even rent $2,102

Max offer price $205,958

Occupancy floor —

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: $60,069
• Closing costs: $7,208
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Tahoe Ave New Braunfels, TX	4.0	2.0	1276	$1,650	$1.29	43d	1	0.12mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	43d	1	0.15mi
116 Radnor Rd New Braunfels, TX	3.0	2.0	1825	$2,450	$1.34	43d	1	0.53mi
131 Trifle Trl New Braunfels, TX	3.0	2.0	1194	$1,863	$1.56	14d	1	0.62mi
5430 Addante St New Braunfels, TX	1.0–3.0	1.0–2.5	981	$2,299	$2.34	1d	183	0.92mi
4817 Interstate 35 Unit 2-2M New Braunfels, TX	2.0	2.0	1011	$1,559	$1.54	23d	1	0.96mi
138 Conrads Ln Unit 2-H New Braunfels, TX	2.0	2.0	1007	$1,559	$1.55	23d	1	0.99mi
378 Tanager Dr New Braunfels, TX	3.0	2.0	1719	$1,825	$1.06	43d	1	1.00mi
635 NW Crossing Dr New Braunfels, TX	3.0	2.0	1475	$1,650	$1.12	4d	1	1.09mi
620 Northgap Dr New Braunfels, TX	3.0	2.0	1260	$1,500	$1.19	43d	1	1.10mi
505 Starling Crk New Braunfels, TX	4.0	2.0	1602	$1,900	$1.19	23d	1	1.13mi
3215 Northwest Blvd New Braunfels, TX	3.0	2.5	1574	$1,625	$1.03	4d	1	1.14mi
3235 Blue Jay Dr New Braunfels, TX	3.0	2.0	1282	$1,725	$1.35	2d	1	1.15mi
373 Starling Crk New Braunfels, TX	3.0	2.5	1794	$1,950	$1.09	43d	1	1.19mi
128 Lonesome Quail New Braunfels, TX	1.0–2.0	1.0–2.0	935	$1,655	$1.77	1d	15	1.23mi
3103 Swallow Pointe New Braunfels, TX	3.0	2.5	1551	$1,775	$1.14	23d	1	1.27mi
108 Oak Creek Way New Braunfels, TX	1.0–3.0	1.0–2.0	1051	$2,045	$1.94	1d	44	1.32mi
2937 Post Oak Cir New Braunfels, TX	3.0	2.0	1641	$1,995	$1.22	4d	1	1.38mi
307 Limestone Crk New Braunfels, TX	3.0	2.0	1736	$2,200	$1.27	43d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $226,999 Active 61 DOM
2. 2026-06-17
   days on market $226,999 Active 60 DOM
3. 2026-06-16
   days on market $226,999 Active 59 DOM
4. 2026-06-15
   days on market $226,999 Active 58 DOM
5. 2026-06-13
   days on market $226,999 Active 56 DOM
6. 2026-06-09
   days on market $226,999 Active 52 DOM
7. 2026-06-08
   days on market $226,999 Active 51 DOM
8. 2026-06-07
   days on market $226,999 Active 50 DOM
9. 2026-06-04
   days on market $226,999 Active 47 DOM
10. 2026-06-03
    days on market $226,999 Active 46 DOM
11. 2026-06-02
    days on market $226,999 Active 45 DOM
12. 2026-06-02
    days on market $226,999 Active 44 DOM
13. 2026-05-31
    days on market $226,999 Active 43 DOM
14. 2026-04-18
    listed $226,999 Active 419-char remark

    Show marketing remark (419 chars)

    Cottage is a new series of single-family homes for sale at the Kyndwood masterplan in New Braunfels, TX. Kyndwood is perfect for homeowners seeking an affordable lifestyle who plan to work in nearby San Marcos and Austin. Residents will be a short drive from the best of local shopping, dining and entertainment. Texas Ski Ranch is a popular spot to celebrate special events or enjoy wakeboarding and paintball matches.

ⓘ 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: $21,620
• − Mortgage interest: −$13,459
• − Property taxes: −$3,604
• − Insurance: −$1,201
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,990
• Taxable loss: −$7,094
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,143/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): 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

1 event — show timeline

• 2026-04-18 Listed $226,999 Zillow