1883 Nuthatch Rdg · New Braunfels, TX 78130

$232,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily · 158 Days on market

Built 2025 Good condition 4,791 sqft lot $142/sqft · 47% below area Est $441k · 47% under $32/mo HOA · 2% of rent ↓ 17% 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 +11.2/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• 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 Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (15.5% below list).
• Recommended offer: $196k (15.5% 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: Seele El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 313 students, 44% FRL); Oakrun Middle (math 52% / reading 54%, grade C+, #281 of 1,662 statewide, top 18%, 930 students, 31% 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 36% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 2778 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 158 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $28k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,957 (15.5% 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 158 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: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $441,217
• List price: $232,000
• Delta: -47.42%
• 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
1883 Nuthatch Rdg	0.00mi	3/2.0	1,634 (0%)	9mo	$255,000	$156	93
1839 Nuthatch Rdg	0.00mi	3/2.0	1,474 (-10%)	10mo	$217,999	$148	75
2 Ridge	0.08mi	3/2.0	1,786 (+9%)	8mo	$485,000	$272	74
221 Woodland Ave	0.50mi	3/1.5	1,682 (+3%)	8mo	$300,000	$178	63
3012 Nash Dr	0.63mi	3/2.0	1,555 (-5%)	3mo	$356,990	$230	60
1544 Ravine Way	0.59mi	4/2.0 (+1)	1,738 (+6%)	3mo	$405,380	$233	55
3063 Pike Dr	0.69mi	3/2.0	1,555 (-5%)	10mo	$369,990	$238	51
1328 Patio Dr	0.42mi	2/2.0 (-1)	1,428 (-13%)	7mo	$389,000	$272	49
111 Mission	0.68mi	3/2.0	1,798 (+10%)	4mo	$437,000	$243	48
3020 Nash Dr	0.65mi	4/2.0 (+1)	1,777 (+9%)	3mo	$385,995	$217	48
874 Oak Ln	0.62mi	3/2.0	1,862 (+14%)	2mo	$465,000	$250	46
3011 Nash Dr	0.64mi	4/2.0 (+1)	1,777 (+9%)	8mo	$396,990	$223	44

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-48,844
• Equity at exit: $34,592

10-year hold

• IRR: -26.9%
• Equity multiple: -0.10×
• Total profit: $-71,680
• Equity at exit: $20,059

Cash invested: $64,960 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 16 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $381,994 ($227/sqft)
• Median days on market: 79 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +19.1% above 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: 2778
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,960 high
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$32
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-87

Break-even live

Break-even rent $2,070

Max offer price $219,376

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-7	+0% $-87	+5% $-167	+10% $-248
Rent	-10% $-242	-5% $-165	+0% $-87	+5% $-10	+10% $68
Rate	-1.0pp $30	-0.5pp $-28	base $-87	+0.5pp $-147	+1.0pp $-209

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: $58,000
• Closing costs: $6,960
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Timber Dr New Braunfels, TX	3.0	2.0	1655	$2,200	$1.33	88d	1	0.27mi
826 Timber Dr New Braunfels, TX	3.0	2.0	1822	$2,100	$1.15	10d	1	0.33mi
2215 Independence Dr New Braunfels, TX	3.0	1.0–2.0	945	$2,000	$2.12	0d	23	0.37mi
726 Encino Dr New Braunfels, TX	3.0	2.0	2166	$1,895	$0.87	23d	1	0.41mi
805 Timber Dr New Braunfels, TX	3.0	2.0	1740	$2,700	$1.55	119d	1	0.41mi
1368 Patio Dr New Braunfels, TX	2.0	2.0	1432	$1,800	$1.26	119d	1	0.42mi
2215 Independence Dr Unit 218 New Braunfels, TX	2.0	2.0	1108	$1,624	$1.47	28d	1	0.44mi
2215 Independence Dr Unit 314 New Braunfels, TX	3.0	2.0	1391	$1,915	$1.38	28d	1	0.44mi
2215 Independence Dr Unit 710 New Braunfels, TX	2.0	2.0	1108	$1,484	$1.34	70d	1	0.44mi
641 Evergreen Ln New Braunfels, TX	3.0	2.5	1895	$3,800	$2.01	119d	1	0.45mi
2215 Independence Dr Unit 3213 New Braunfels, TX	3.0	2.0	1391	$1,756	$1.26	93d	1	0.45mi
1728 Jesse Guerrero Cir New Braunfels, TX	2.0–3.0	2.0–2.5	1203	$1,832	$1.52	23d	13	0.48mi
1661 Independence Dr New Braunfels, TX	3.0	1.0–2.0	937	$2,175	$2.32	3d	15	0.50mi
1079 Canyon Dr New Braunfels, TX	3.0	2.0	1369	$1,700	$1.24	119d	1	0.50mi
13 Moss Rock Dr New Braunfels, TX	2.0	2.0	1060	$1,050	$0.99	10d	1	0.61mi
2745 Westpointe Dr New Braunfels, TX	1.0–2.0	1.0–2.0	901	$2,100	$2.33	43d	14	0.64mi
2745 Westpointe Dr New Braunfels, TX	1.0–2.0	1.0–2.0	901	$1,850	$2.05	10d	13	0.64mi
3025 Charyn Way New Braunfels, TX	4.0	2.0	1793	$2,300	$1.28	10d	1	0.66mi
929 Ohio St New Braunfels, TX	3.0	2.0	1081	$1,395	$1.29	88d	1	0.66mi
1662 Independence Dr Unit 4-2 New Braunfels, TX	4.0	2.5	1422	$1,666	$1.17	139d	1	0.67mi
3045 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,275	$1.30	5d	1	0.70mi
2745 Westpointe Dr Unit 314 New Braunfels, TX	3.0	2.0	1381	$1,917	$1.39	28d	1	0.71mi
3059 Pike Dr New Braunfels, TX	4.0	2.0	1776	$2,300	$1.30	88d	1	0.71mi
570 Beverly Ln New Braunfels, TX	2.0	1.0	1792	$1,275	$0.71	10d	1	0.73mi
1024 Mission Dr Unit B New Braunfels, TX	2.0	1.5	1142	$1,150	$1.01	139d	1	0.73mi
2745 Westpointe Dr New Braunfels, TX	3.0	1.0–2.5	1020	$3,785	$3.71	56d	52	0.74mi
917 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	119d	1	0.74mi
921 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	139d	1	0.75mi
3069 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,295	$1.31	59d	1	0.75mi
3069 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,295	$1.31	67d	1	0.75mi
3069 Charyn Way New Braunfels, TX	3.0	2.0	1749	$2,295	$1.31	78d	1	0.75mi
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	43d	1	0.76mi
1016 Mission Dr Unit A New Braunfels, TX	3.0	2.0	1055	$1,350	$1.28	43d	1	0.76mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1273	$1,775	$1.39	97d	1	0.77mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1265	$1,775	$1.40	59d	1	0.77mi
1012 Mission Dr Apt -D New Braunfels, TX	2.0	1.5	1200	$1,299	$1.08	28d	1	0.78mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	110d	1	0.80mi
730 Howard St Unit 60 New Braunfels, TX	2.0	1.5	1152	$1,259	$1.09	28d	1	0.82mi
103 Brentwood Dr Unit 103 New Braunfels, TX	3.0	2.0	1394	$1,550	$1.11	139d	1	0.86mi
730 Howard St Unit 62 New Braunfels, TX	2.0	1.5	1152	$1,215	$1.05	43d	1	0.86mi

Listing history 30 events

1. 2026-06-21
   days on market $232,000 Active 158 DOM
2. 2026-06-18
   days on market $232,000 Active 155 DOM
3. 2026-06-17
   days on market $232,000 Active 154 DOM
4. 2026-06-16
   days on market $232,000 Active 153 DOM
5. 2026-06-15
   days on market $232,000 Active 152 DOM
6. 2026-06-13
   days on market $232,000 Active 150 DOM
7. 2026-06-09
   days on market $232,000 Active 146 DOM
8. 2026-06-08
   days on market $232,000 Active 145 DOM
9. 2026-06-07
   days on market $232,000 Active 144 DOM
10. 2026-06-04
    days on market $232,000 Active 141 DOM
11. 2026-06-03
    days on market $232,000 Active 140 DOM
12. 2026-06-02
    statusdays on market $232,000 Active 139 DOM
13. 2026-06-02
    days on market $232,000 Price Change 138 DOM
14. 2026-05-31
    days on market $232,000 Price Change 137 DOM
15. 2026-05-02
    price $242,000 568-char remark

    Show marketing remark (568 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

16. 2026-04-11
    price $244,500 568-char remark

    Show marketing remark (568 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

17. 2026-03-25
    price $245,000 568-char remark

    Show marketing remark (568 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

18. 2026-02-20
    price $250,000 568-char remark

    Show marketing remark (568 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

19. 2026-01-14
    listed $260,000 New 568-char remark

    Show marketing remark (568 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

20. 2025-12-26
    soldstatus Sold 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2025-12-20
    status Pending 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2025-12-16
    price $255,000 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

23. 2025-12-11
    price $245,999 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

24. 2025-12-06
    price $251,999 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

25. 2025-12-03
    price $255,999 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

26. 2025-11-27
    price $259,999 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

27. 2025-11-19
    price $261,999 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

28. 2025-11-18
    status Back on Market 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

29. 2025-11-02
    status Pending 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

30. 2025-10-20
    listed $291,999 New 550-char remark

    Show marketing remark (550 chars)

    The Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $23,515
• − Mortgage interest: −$12,996
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$384
• − Depreciation: −$6,749
• Taxable loss: −$5,016
• Est. tax savings @ 24.0%: +$1,204
• After-tax cash flow: $157/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $8,170–$24,510 screening

This single-family home offers a good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, and potential value can be added through minor updates such as painting and kitchen appliance upgrades.

Value-add opportunities

• Both Painting the exterior brick and updating the landscaping — Enhances curb appeal and adds value to the home. ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and attracts more buyers. ↑
• Both Installing smart home features — Improves convenience and adds value for both buyers and renters. ↑

ⓘ 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 44/100

Zoned Schools

Elementary Seele El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Oakrun Middle C+ TX #281/1,662 Nat'l #2,873/14,009 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 · 175,637 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 (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%

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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 · 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

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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

-17.1% since first listed

16 events — show timeline

• 2026-05-02 Price Changed $242,000 LERA
• 2026-04-11 Price Changed $244,500 LERA
• 2026-03-25 Price Changed $245,000 LERA
• 2026-02-20 Price Changed $250,000 LERA
• 2026-01-14 Listed $260,000 LERA
• 2025-12-26 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-12-16 Price Changed $255,000 LERA
• 2025-12-11 Price Changed $245,999 LERA
• 2025-12-06 Price Changed $251,999 LERA
• 2025-12-03 Price Changed $255,999 LERA
• 2025-11-27 Price Changed $259,999 LERA
• 2025-11-19 Price Changed $261,999 LERA
• 2025-11-18 Relisted — LERA
• 2025-11-02 Pending — LERA
• 2025-10-20 Listed $291,999 LERA