1870 Stonechat · New Braunfels, TX 78130

$249,000

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 135 Days on market

Built 2025 4,791 sqft lot $149/sqft · 8% below area Est $271k · 8% under $32/mo HOA · 2% of rent ↓ 19% 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 +11.2/15.0
• Cash flow +8.1/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.7/10.0
• 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

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.3% below list).
• Recommended offer: $191k (23.3% 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.
• 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.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 135 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $190,945 (23.3% 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 135 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $271,499
• List price: $249,000
• Delta: -8.29%
• 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
1877 Stonechat	0.10mi	4/2.0	1,667 (0%)	0mo	$228,999	$137	95
1861 Stonechat	0.14mi	4/2.0	1,667 (0%)	1mo	$223,999	$134	93
3934 Legend Park	0.15mi	4/2.0	1,854 (+11%)	0mo	$329,000	$177	74
1889 Stonechat	0.07mi	3/2.0 (-1)	1,474 (-12%)	1mo	$209,999	$142	72
1869 Stonechat	0.12mi	3/2.0 (-1)	1,474 (-12%)	1mo	$216,999	$147	69
1908 Stonechat	0.06mi	3/2.0 (-1)	1,904 (+14%)	0mo	$270,999	$142	68
3528 Hilts Trl	0.54mi	4/2.0	1,600 (-4%)	1mo	$212,999	$133	68
3518 Hilts Trl	0.54mi	4/2.0	1,600 (-4%)	1mo	$213,999	$134	67
3506 Hilts Trl	0.55mi	4/2.0	1,600 (-4%)	1mo	$209,999	$131	67
1825 Stonechat	0.21mi	4/2.5	1,891 (+13%)	1mo	$247,999	$131	65
1806 Nuthatch Rdg	0.26mi	3/2.0 (-1)	1,474 (-12%)	1mo	$209,999	$142	63
135 Bass	0.45mi	4/2.5	1,910 (+15%)	1mo	$269,900	$141	52

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: $-61,457
• Equity at exit: $37,127

10-year hold

• IRR: -39.8%
• Equity multiple: -0.36×
• Total profit: $-94,981
• Equity at exit: $21,529

Cash invested: $69,720 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$32
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-244

Break-even live

Break-even rent $2,219

Max offer price $213,647

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-158	+0% $-244	+5% $-330	+10% $-416
Rent	-10% $-395	-5% $-320	+0% $-244	+5% $-169	+10% $-93
Rate	-1.0pp $-119	-0.5pp $-181	base $-244	+0.5pp $-309	+1.0pp $-374

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 Stonechat New Braunfels, TX	3.0	2.0	1217	$1,500	$1.23	11d	1	0.03mi
1881 Stonechat New Braunfels, TX	3.0	2.0	1260	$1,595	$1.27	5d	1	0.11mi
2935 Whinchat New Braunfels, TX	4.0	2.0	1648	$1,700	$1.03	5d	1	0.18mi
2915 Whinchat Unit N/A Canyon Lake, TX	3.0	2.0	1474	$2,850	$1.93	2d	1	0.19mi
1837 Stonechat New Braunfels, TX	3.0	2.0	1474	$1,575	$1.07	44d	1	0.20mi
2864 Rosefinch New Braunfels, TX	4.0	2.0	1667	$1,750	$1.05	44d	1	0.20mi
2924 Whinchat New Braunfels, TX	3.0	2.0	1675	$1,925	$1.15	24d	1	0.21mi
2834 Calandra Lark New Braunfels, TX	4.0	3.0	1900	$1,995	$1.05	24d	1	0.24mi
2831 Calandra Lark New Braunfels, TX	3.0	2.0	1901	$1,849	$0.97	44d	1	0.24mi
283 Rolling Hls New Braunfels, TX	4.0	2.0	1459	$1,700	$1.17	44d	1	0.28mi
2815 Rosefinch New Braunfels, TX	4.0	2.0	1648	$1,725	$1.05	5d	1	0.30mi
2802 Calandra Lark New Braunfels, TX	3.0	2.0	1886	$1,995	$1.06	44d	1	0.31mi
2808 Rosefinch New Braunfels, TX	3.0	2.0	1216	$1,650	$1.36	15d	1	0.32mi
1201 Legend Pass New Braunfels, TX	3.0	2.0	1234	$1,650	$1.34	44d	1	0.32mi
2766 Rosefinch New Braunfels, TX	4.0	3.0	1874	$1,795	$0.96	17d	1	0.37mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	2d	1	0.38mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	4d	1	0.38mi
3952 Gentle Mdw New Braunfels, TX	3.0	2.5	1910	$1,795	$0.94	5d	1	0.38mi
4044 Legend Mdws New Braunfels, TX	3.0	2.0	1606	$1,850	$1.15	5d	1	0.39mi
104 Bass Ln New Braunfels, TX	3.0	2.0	2237	$1,995	$0.89	2d	1	0.40mi
108 Bass Ln New Braunfels, TX	3.0	2.5	1770	$1,999	$1.13	2d	1	0.41mi
3931 Gentle Mdw New Braunfels, TX	3.0	2.0	1698	$1,861	$1.10	44d	1	0.41mi
2737 Green Finch New Braunfels, TX	4.0	2.0	1667	$1,800	$1.08	15d	1	0.44mi
1490 W Klein Rd New Braunfels, TX	3.0	2.0	1300	$1,495	$1.15	44d	1	0.51mi
3514 Hilts Trl New Braunfels, TX	3.0	2.0	1402	$1,695	$1.21	18d	1	0.53mi
3307 Hilts Trl New Braunfels, TX	3.0	2.0	1266	$1,650	$1.30	15d	1	0.54mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	0.58mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	0.59mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	44d	1	0.60mi
901 Beebrush Ln New Braunfels, TX	2.0–4.0	1.5–3.5	1525	$2,095	$1.37	2d	131	0.64mi
905 Beebrush Ln New Braunfels, TX	3.0	2.5	1462	$1,795	$1.23	44d	1	0.65mi
907 Beebrush Ln New Braunfels, TX	4.0	3.0	1785	$1,775	$0.99	24d	1	0.65mi
3230 Mound Rdg New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	44d	1	0.69mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	24d	1	0.72mi
4211 Danforth St New Braunfels, TX	4.0	2.0	1585	$1,800	$1.14	44d	1	0.73mi
957 Beebrush Ln New Braunfels, TX	3.0	2.0	1462	$1,685	$1.15	24d	1	0.77mi
4238 Danforth St New Braunfels, TX	3.0	2.5	1681	$1,795	$1.07	44d	1	0.79mi
1422 Copperleaf Ct New Braunfels, TX	3.0	2.0	1449	$1,795	$1.24	44d	1	0.80mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	24d	1	0.80mi
4262 Winston Way New Braunfels, TX	3.0	2.0	1485	$1,700	$1.14	44d	1	0.80mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 25 events

1. 2026-06-18
   days on market $249,000 Active 135 DOM
2. 2026-06-17
   days on market $249,000 Active 134 DOM
3. 2026-06-16
   days on market $249,000 Active 133 DOM
4. 2026-06-15
   days on market $249,000 Active 132 DOM
5. 2026-06-13
   days on market $249,000 Active 130 DOM
6. 2026-06-09
   days on market $249,000 Active 126 DOM
7. 2026-06-08
   days on market $249,000 Active 125 DOM
8. 2026-06-07
   days on market $249,000 Active 124 DOM
9. 2026-06-04
   days on market $249,000 Active 121 DOM
10. 2026-06-03
    days on market $249,000 Active 120 DOM
11. 2026-06-02
    statusdays on market $249,000 Active 119 DOM
12. 2026-06-02
    days on market $249,000 Price Change 118 DOM
13. 2026-05-31
    days on market $249,000 Price Change 117 DOM
14. 2026-05-02
    price $234,000 542-char remark

    Show marketing remark (542 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

15. 2026-04-11
    price $234,500 542-char remark

    Show marketing remark (542 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

16. 2026-03-25
    price $235,000 542-char remark

    Show marketing remark (542 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

17. 2026-02-20
    price $240,000 542-char remark

    Show marketing remark (542 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

18. 2026-02-03
    listed $245,000 New 542-char remark

    Show marketing remark (542 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet

19. 2026-01-16
    historical
20. 2026-01-07
    price $231,999
21. 2026-01-03
    price $232,999
22. 2025-12-24
    price $234,999
23. 2025-12-21
    price $235,999
24. 2025-12-16
    price $248,999
25. 2025-10-31
    listed $288,999 New

ⓘ 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: $22,913
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$384
• − Depreciation: −$7,244
• Taxable loss: −$7,308
• Est. tax savings @ 24.0%: +$1,754
• After-tax cash flow: $-1,178/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

• 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

-19.0% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $234,000 LERA
• 2026-04-11 Price Changed $234,500 LERA
• 2026-03-25 Price Changed $235,000 LERA
• 2026-02-20 Price Changed $240,000 LERA
• 2026-02-03 Listed $245,000 LERA
• 2026-01-16 Listing Removed — LERA
• 2026-01-07 Price Changed $231,999 LERA
• 2026-01-03 Price Changed $232,999 LERA
• 2025-12-24 Price Changed $234,999 LERA
• 2025-12-21 Price Changed $235,999 LERA
• 2025-12-16 Price Changed $248,999 LERA
• 2025-10-31 Listed $288,999 LERA