Newlin Plan · New Braunfels, TX 78130

$224,999

3 bd · 2.0 ba · 1,474 sqft · Townhouse · 57 Days on market

↓ 3% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $224,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (23.2% below list).
• Recommended offer: $173k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in New Braunfels — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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 $8k 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 57 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,876 (23.2% 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 57 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.67% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $259,000
• List price: $224,999
• Delta: -13.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1657 Barrett #1657	0.51mi	3/2.5	1,272 (-14%)	4mo	$259,000	$204	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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-74,025
• Equity at exit: $38,618

10-year hold

• IRR: -57.4%
• Equity multiple: -0.64×
• Total profit: $-118,720
• Equity at exit: $22,394

Cash invested: $72,520 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-424

Break-even live

Break-even rent $2,266

Max offer price $197,622

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	44d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	44d	1	0.48mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	4d	1	0.49mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	13d	1	0.52mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	4d	1	0.53mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	18d	1	0.60mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	16d	1	0.63mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,553	$1.35	3d	1	0.66mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,113	$1.24	3d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	4d	1	0.67mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	10d	1	0.67mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	4d	1	0.69mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	44d	1	0.70mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	44d	1	0.74mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	16d	1	0.77mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	24d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	13d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	24d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	15d	1	0.80mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	24d	1	0.83mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	4d	1	0.90mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	24d	1	0.91mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	4d	1	0.91mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	4d	1	0.91mi
2701 Farm to Market Road 1044 Unit 22 New Braunfels, TX	2.0	1.5	1301	$1,429	$1.10	20d	1	0.93mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	24d	1	0.94mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	44d	1	0.95mi
337 S Water Ln New Braunfels, TX	2.0	2.0	1079	$1,295	$1.20	24d	1	0.95mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	24d	1	0.96mi
2743 Maple Tree Rd Unit A New Braunfels, TX	2.0	1.0	1722	$1,400	$0.81	44d	1	0.96mi
2744 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	13d	1	0.98mi
316 Loma Vista St Unit 316 New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	44d	1	0.98mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	44d	1	0.98mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	15d	1	0.99mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	44d	1	0.99mi
2754 Farm to Market Road 1044 Unit 2754 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	44d	1	0.99mi
2754 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	18d	1	0.99mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	44d	1	0.99mi
2764 Farm to Market Road 1044 Unit 2764 New Braunfels, TX	3.0	2.0	1100	$1,295	$1.18	44d	1	1.01mi
1213 Camellia Ln New Braunfels, TX	4.0	2.0	1701	$2,400	$1.41	24d	1	1.02mi

Listing history 16 events

1. 2026-06-18
   days on market $224,999 Active 57 DOM
2. 2026-06-17
   days on market $224,999 Active 56 DOM
3. 2026-06-16
   days on market $224,999 Active 55 DOM
4. 2026-06-15
   days on market $224,999 Active 54 DOM
5. 2026-06-13
   days on market $224,999 Active 52 DOM
6. 2026-06-09
   days on market $224,999 Active 48 DOM
7. 2026-06-08
   days on market $224,999 Active 47 DOM
8. 2026-06-07
   days on market $224,999 Active 46 DOM
9. 2026-06-04
   days on market $224,999 Active 43 DOM
10. 2026-06-03
    days on market $224,999 Active 42 DOM
11. 2026-06-02
    days on market $224,999 Active 41 DOM
12. 2026-06-02
    days on market $224,999 Active 40 DOM
13. 2026-05-31
    days on market $224,999 Active 39 DOM
14. 2026-05-07
    price $224,999 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-04-28
    price $227,999 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-04-22
    listed $232,999 Active 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $20,745
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$7,535
• Taxable loss: −$9,797
• Est. tax savings @ 24.0%: +$2,351
• After-tax cash flow: $-2,739/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

-3.4% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $224,999 Zillow
• 2026-04-28 Price Changed $227,999 Zillow
• 2026-04-22 Listed $232,999 Zillow