3247 Wren Brook Dr · New Braunfels, TX 78130

$188,000

4 bd · 3.0 ba · 1,665 sqft · SingleFamily public records · 45 Days on market

Built 2006 8,494 sqft lot $113/sqft · 29% below area Est $265k · 29% under $27/mo HOA · 1% of rent ↓ 14% since listing

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Why this score? — see what drove the C 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 +16.5/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting 4 bedroom, 2.5 bathroom two story home located in an established New Braunfels neighborhood with easy access to IH35. Inside, you'll find a spacious living room that opens to a nicely sized dining area, creating a comfortable flow for everyday living. The kitchen offers ample cabinet space, a large walk-in pantry, and the convenience of a downstairs laundry room. Step outside to a surprisingly large backyard for the neighborhood - perfect for gatherings, play, or gardening - complete with a back patio, rose bushes, and mature trees. A long front porch adds charm and curb appeal. The heating and A/C system was updated in Summer 2025, offering peace of mind. Located i

Key facts

• Large backyard
• Ample cabinet space
• Large walk-in pantry

Tags

• SPACIOUS LIVING ROOM
• NICELY SIZED DINING AREA
• AMPLE CABINET SPACE
• LARGE WALK-IN PANTRY
• DOWNSTAIRS LAUNDRY ROOM
• LARGE BACKYARD

Property features AI

Finance

• HOA & community: Mandatory HOA; HOA fee $82.50 paid quarterly; Association transfer fee $200; Neighborhood park/playground

Exterior

• Parking: Attached 1-car garage
• Utilities: Water service: NBU; Sewer service: NBU; Electricity provider: NBU; Garbage service: NBU; Water system and sewer system
• Home design: Pre-owned single-family home; Approximate age: 20 years; Subdivision: Quail Valley
• Construction: Cement fiber exterior; Composition roof; Slab foundation; Built by DR Horton
• Exterior features: Patio slab; Privacy fence; Double pane windows; Mature trees

Interior

• Kitchen: Cooktop; Stove/Range; Refrigerator; Walk-in pantry; Kitchen dimensions: 9 x 8
• Bedrooms: Master bedroom on upper level with walk-in closet, ceiling fan, and full bath; Second bedroom: 9 x 10; Third bedroom: 11 x 10; Fourth bedroom: 11 x 10; Master bedroom dimensions: 13 x 12
• Flooring: Ceramic tile flooring; Vinyl flooring
• Bathrooms: Two full bathrooms and one half bathroom; Master bath with tub/shower combination and single vanity; Master bath dimensions: 8 x 6
• Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
• Interior features: Ceiling fans; Smoke alarm; Electric water heater; High ceilings; Open floor plan; Living/dining room combination; Walk-in pantry; Utility room inside; Laundry room (main level); Washer and dryer connections; Custom cabinets; Cable TV available; High speed internet; Some window coverings remain; City garbage service
• Laundry & utility: Washer connection; Dryer connection; Laundry on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $182k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% FRL); Church Hill Middle (math 64% / reading 60%, grade B+, #134 of 1,662 statewide, top 8%, 748 students, 29% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 45 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 6.99%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (median comp): $264,532
• List price: $188,000
• Delta: -28.93%
• 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
3229 Swallow Pointe	0.07mi	4/2.5	1,665 (0%)	1mo	$269,000	$162	94
3324 Falcon Grv	0.31mi	3/2.0 (-1)	1,644 (-1%)	4mo	$230,000	$140	71
640 NW Crossing	0.26mi	3/2.5 (-1)	1,574 (-6%)	1mo	$215,000	$137	71
348 Ibis Fls	0.18mi	3/2.0 (-1)	1,535 (-8%)	2mo	$266,000	$173	68
3250 Morning Quail	0.20mi	3/2.0 (-1)	1,781 (+7%)	4mo	$268,000	$150	67
219 Starling	0.39mi	3/2.0 (-1)	1,608 (-3%)	5mo	$239,999	$149	63
2926 Oak Branch Rdg	0.49mi	3/2.0 (-1)	1,610 (-3%)	1mo	$268,475	$167	62
144 Crane Crst	0.39mi	3/2.0 (-1)	1,766 (+6%)	5mo	$249,000	$141	59
637 Northhill Cir	0.26mi	3/2.0 (-1)	1,460 (-12%)	3mo	$239,000	$164	56
2877 Oakdell Trl	0.58mi	3/2.0 (-1)	1,755 (+5%)	0mo	$300,000	$171	55
649 Broomsedge St	0.64mi	3/2.0 (-1)	1,607 (-4%)	5mo	$329,990	$205	51
3140 Sparrow Vw	0.50mi	4/2.0	1,436 (-14%)	0mo	$195,000	$136	49

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: -16.1%
• Equity multiple: 0.45×
• Total profit: $-29,093
• Equity at exit: $28,031

10-year hold

• IRR: -14.9%
• Equity multiple: 0.28×
• Total profit: $-38,061
• Equity at exit: $16,255

Cash invested: $52,640 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$986
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$78
• HOA: −$27
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $110

Break-even live

Break-even rent $1,822

Max offer price $188,000

Occupancy floor 89%

Sensitivity live

Price	-10% $216	-5% $163	+0% $110	+5% $57	+10% $4
Rent	-10% $-45	-5% $32	+0% $110	+5% $187	+10% $265
Rate	-1.0pp $205	-0.5pp $158	base $110	+0.5pp $61	+1.0pp $12

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3235 Blue Jay Dr New Braunfels, TX	3.0	2.0	1282	$1,725	$1.35	4d	1	0.04mi
505 Starling Crk New Braunfels, TX	4.0	2.0	1602	$1,900	$1.19	25d	1	0.05mi
373 Starling Crk New Braunfels, TX	3.0	2.5	1794	$1,950	$1.09	45d	1	0.10mi
378 Tanager Dr New Braunfels, TX	3.0	2.0	1719	$1,825	$1.06	45d	1	0.15mi
3103 Swallow Pointe New Braunfels, TX	3.0	2.5	1551	$1,775	$1.14	25d	1	0.16mi
620 Northgap Dr New Braunfels, TX	3.0	2.0	1260	$1,500	$1.19	45d	1	0.22mi
635 NW Crossing Dr New Braunfels, TX	3.0	2.0	1475	$1,650	$1.12	6d	1	0.27mi
307 Limestone Crk New Braunfels, TX	3.0	2.0	1736	$2,200	$1.27	45d	1	0.34mi
138 Woodpecker Run New Braunfels, TX	3.0	2.5	1936	$1,725	$0.89	25d	1	0.38mi
3215 Northwest Blvd New Braunfels, TX	3.0	2.5	1574	$1,625	$1.03	6d	1	0.42mi
2937 Post Oak Cir New Braunfels, TX	3.0	2.0	1641	$1,875	$1.14	0d	1	0.47mi
259 Creekview Way New Braunfels, TX	3.0	2.0	1668	$1,800	$1.08	45d	1	0.48mi
108 Oak Creek Way New Braunfels, TX	1.0–3.0	1.0–2.0	1051	$2,000	$1.90	0d	45	0.52mi
2983 Panther Spg New Braunfels, TX	4.0	2.5	2142	$2,195	$1.02	25d	1	0.63mi
908 Ulster Unit NA New Braunfels, TX	4.0	3.0	2219	$2,795	$1.26	25d	1	0.65mi
2952 Panther Spg New Braunfels, TX	3.0	2.0	1562	$1,850	$1.18	0d	1	0.69mi
388 Arbor Hls New Braunfels, TX	3.0	2.0	1215	$1,775	$1.46	18d	1	0.71mi
380 Arbor Hls New Braunfels, TX	3.0	2.0	1565	$1,875	$1.20	25d	1	0.71mi
2984 Burrow Way New Braunfels, TX	2.0–3.0	2.0	1428	$1,675	$1.17	4d	1	0.75mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	16d	1	0.81mi
2845 Wolfcreek New Braunfels, TX	3.0	2.0	1396	$1,850	$1.33	6d	1	0.88mi
2837 Brogan Crk New Braunfels, TX	4.0	2.5	2042	$2,275	$1.11	19d	1	0.89mi
2826 Wolfcreek New Braunfels, TX	4.0	2.5	2118	$2,800	$1.32	4d	1	0.92mi
2722 Wolfcreek New Braunfels, TX	3.0	2.0	1446	$1,000	$0.69	6d	1	0.98mi
5430 Addante St New Braunfels, TX	1.0–3.0	1.0–2.5	981	$2,299	$2.34	0d	183	1.00mi
566 Gateway Cir New Braunfels, TX	3.0	2.0	1456	$1,550	$1.06	25d	1	1.22mi
301 Tahoe Ave New Braunfels, TX	4.0	2.0	1276	$1,650	$1.29	45d	1	1.24mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	45d	1	1.27mi
116 Radnor Rd New Braunfels, TX	3.0	2.0	1825	$2,450	$1.34	45d	1	1.34mi
131 Trifle Trl New Braunfels, TX	3.0	2.0	1194	$1,863	$1.56	16d	1	1.42mi
520 Farm to Market Road 306 Unit 3212 New Braunfels, TX	3.0	2.0	1191	$1,731	$1.45	0d	1	1.44mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 24 events

1. 2026-06-21
   days on market $188,000 Active 45 DOM
2. 2026-06-18
   days on market $188,000 Active 42 DOM
3. 2026-06-17
   days on market $188,000 Active 41 DOM
4. 2026-06-16
   days on market $188,000 Active 40 DOM
5. 2026-06-15
   days on market $188,000 Active 39 DOM
6. 2026-06-13
   days on market $188,000 Active 37 DOM
7. 2026-06-09
   days on market $188,000 Active 33 DOM
8. 2026-06-08
   days on market $188,000 Active 32 DOM
9. 2026-06-07
   days on market $188,000 Active 31 DOM
10. 2026-06-04
    days on market $188,000 Active 28 DOM
11. 2026-06-03
    days on market $188,000 Active 27 DOM
12. 2026-06-02
    days on market $188,000 Active 26 DOM
13. 2026-06-01
    days on market $188,000 Active 25 DOM
14. 2026-05-31
    days on market $188,000 Active 24 DOM
15. 2026-05-14
    price $188,000 931-char remark
16. 2026-05-08
    listed $199,000 New 931-char remark
17. 2026-05-04
    historical
18. 2026-04-27
    price $199,900
19. 2026-02-08
    listed $199,000 New
20. 2023-07-21
    soldstatus
21. 2023-07-20
    soldstatus
22. 2021-02-06
    status Pending
23. 2021-02-06
    historical
24. 2021-02-02
    listed $217,700 Active

ⓘ 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: $4,181 · $348/mo
• Projected year-2 tax: $4,181 · $348/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,539
• − Mortgage interest: −$10,531
• − Property taxes: −$4,181
• − Insurance: −$940
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$324
• − Depreciation: −$5,469
• Taxable loss: −$1,673
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,721/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

• 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

-13.6% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $188,000 LERA
• 2026-05-08 Listed $199,000 LERA
• 2026-05-04 Listing Removed — LERA
• 2026-04-27 Price Changed $199,900 LERA
• 2026-02-08 Listed $199,000 LERA
• 2023-07-21 Sold (Public Records) — Public Records
• 2023-07-20 Sold (Public Records) — Public Records
• 2021-02-06 Pending — CTXMLS
• 2021-02-06 Listing Removed — CTXMLS
• 2021-02-02 Listed $217,700 CTXMLS

Property tax history

+3.0%/yr

Latest (2026): $4,181 · -3.4% YoY. Source: county tax records.