1891 Nuthatch Rdg · New Braunfels, TX 78130

$298,500

5 bd · 3.0 ba · 2,552 sqft · SingleFamily · 138 Days on market

Built 2025 Good condition 4,791 sqft lot $117/sqft · 54% below area $32/mo HOA · 1% of rent ↓ 15% 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).

• Cash flow +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

Key facts

• Covered porch
• Full bathroom
• Walk-in closet

Tags

• SINGLE-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• COVERED PORCH
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $298k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (1.9% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 42% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 138 days — a 12% lower offer ($263k) 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 $262,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $653,476
• List price: $298,500
• Delta: -54.32%
• 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
228 Cowboy Rdg	0.00mi	4/2.5 (-1)	2,173 (-15%)	10mo	$218,949	$101	60
7 Moss Rock	0.56mi	4/2.5 (-1)	2,574 (+1%)	10mo	$525,000	$204	57
1552 Ravine Way	0.59mi	4/2.5 (-1)	2,450 (-4%)	2mo	$434,990	$178	57
1548 Ravine Way	0.59mi	4/2.5 (-1)	2,403 (-6%)	0mo	$429,990	$179	56
97 Mission Dr	0.55mi	4/3.0 (-1)	2,690 (+5%)	9mo	$650,000	$242	53
3023 Nash Dr	0.66mi	4/2.5 (-1)	2,403 (-6%)	2mo	$424,990	$177	51
1278 Hidden Cave	0.73mi	4/3.0 (-1)	2,657 (+4%)	4mo	$539,500	$203	51
709 Treetop	0.66mi	5/3.5	2,810 (+10%)	4mo	$559,000	$199	47
735 Hidden Vw	0.65mi	5/3.5	2,810 (+10%)	6mo	$560,000	$199	46
95 Mission Dr	0.53mi	4/3.0 (-1)	2,855 (+12%)	10mo	$749,900	$263	42
3024 Nash Dr	0.66mi	4/3.5 (-1)	2,900 (+14%)	6mo	$486,990	$168	34
3043 Pike Dr	0.65mi	4/3.5 (-1)	2,900 (+14%)	8mo	$481,390	$166	34

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-42,966
• Equity at exit: $44,507

10-year hold

• IRR: -12.3%
• Equity multiple: 0.37×
• Total profit: $-52,394
• Equity at exit: $25,809

Cash invested: $83,580 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,928 high
• Mortgage (P&I): −$1,565
• Tax est. 1.5%: −$373 /mo · $4,478/yr
• Insurance: −$124
• HOA: −$32
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $219

Break-even live

Break-even rent $2,652

Max offer price $298,500

Occupancy floor 88%

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	44d	1	0.76mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	15d	1	0.80mi
1756 Oak Sprawl New Braunfels, TX	5.0	4.0	2852	$2,376	$0.83	44d	1	0.85mi
350 Nightshade Trl New Braunfels, TX	4.0	5.0	3300	$4,800	$1.45	24d	1	0.95mi
387 Borchers Blvd Unit 78132 New Braunfels, TX	4.0	4.0	2880	$3,820	$1.33	44d	1	1.07mi
2216 Prado Dr New Braunfels, TX	4.0	3.0	2437	$3,150	$1.29	4d	1	1.12mi
2195 August Ave New Braunfels, TX	4.0	2.5	2351	$3,100	$1.32	44d	1	1.16mi
1820 Bighorn Trl New Braunfels, TX	4.0	3.0	2900	$3,295	$1.14	16d	1	1.31mi
902 N Academy Ave New Braunfels, TX	3.0–4.0	2.5–3.5	1731	$2,629	$1.52	2d	57	1.37mi
550 N Santa Clara Ave Unit 4 New Braunfels, TX	4.0	3.5	1801	$2,077	$1.15	12d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 22 events

1. 2026-06-18
   days on market $298,500 Active 138 DOM
2. 2026-06-17
   days on market $298,500 Active 137 DOM
3. 2026-06-16
   days on market $298,500 Active 136 DOM
4. 2026-06-15
   days on market $298,500 Active 135 DOM
5. 2026-06-13
   days on market $298,500 Active 133 DOM
6. 2026-06-09
   days on market $298,500 Active 129 DOM
7. 2026-06-08
   days on market $298,500 Active 128 DOM
8. 2026-06-07
   days on market $298,500 Active 127 DOM
9. 2026-06-04
   days on market $298,500 Active 124 DOM
10. 2026-06-03
    days on market $298,500 Active 123 DOM
11. 2026-06-02
    statusdays on market $298,500 Active 122 DOM
12. 2026-06-02
    days on market $298,500 Price Change 121 DOM
13. 2026-05-31
    days on market $298,500 Price Change 120 DOM
14. 2026-05-02
    price $299,000 568-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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

15. 2026-04-11
    price $299,500 568-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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

16. 2026-03-25
    price $300,000 568-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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

17. 2026-02-20
    price $305,000 568-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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

18. 2026-01-31
    listed $310,000 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 Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

19. 2026-01-20
    soldstatus Sold 550-char remark

    Show marketing remark (550 chars)

    The Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

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

    Show marketing remark (550 chars)

    The Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2025-11-12
    price $360,999 550-char remark

    Show marketing remark (550 chars)

    The Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2025-10-21
    listed $350,999 New 550-char remark

    Show marketing remark (550 chars)

    The Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms. 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: $35,141
• − Mortgage interest: −$16,721
• − Property taxes: −$4,478
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − HOA: −$384
• − Depreciation: −$8,684
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $3,161/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 · 6 photos

Good 80/100 Cosmetic rehab

This two-story home is in good condition with a good condition score of 80. It has a good exterior, good bathrooms, and good interior walls/paint. The home is move-in ready with minimal repairs needed.

Value-add opportunities

• Resale Painting exterior brick — Enhances curb appeal and can increase property value
• Both Replace carpet with hardwood flooring — Improves aesthetics and can increase both resale and rental value
• Both Install smart home features — Enhances convenience and can attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior brick — Enhances curb appeal and can increase property value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and can increase both resale and rental value ↑
• Both Install smart home features — Enhances convenience and can attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.8% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $299,000 LERA
• 2026-04-11 Price Changed $299,500 LERA
• 2026-03-25 Price Changed $300,000 LERA
• 2026-02-20 Price Changed $305,000 LERA
• 2026-01-31 Listed $310,000 LERA
• 2026-01-20 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-11-12 Price Changed $360,999 LERA
• 2025-10-21 Listed $350,999 LERA