5531 Eula Ln · New Braunfels, TX 78130

$389,990

5 bd · 3.0 ba · 2,497 sqft · SingleFamily · 79 Days on market

Built 2026 4,660 sqft lot $156/sqft · 26% below area Est $525k · 26% under $33/mo HOA · 1% of rent ↓ 5% 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 +6.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUNE ESTIMATED COMPLETION DATE. NO BACKYARD NEIGHBORS. The Madison is our largest floorplan available at Mayfair in New Braunfels, Texas. This beautiful two-story home features 5 bedrooms, 3 bathrooms, a gameroom, and 2 car garage across 2,497 square feet of modern living space. Our homes in Mayfair feature front masonry exteriors Entering the home from the covered front porch, you'll cross the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room as you make dinner and unwind from your day. Enjoy the 9' ceilings and natural light from the three rear windows. The kitchen features an island with undermount sink, quartz countertops, a pantry closet, 42" upper cabinets, and stainless-steel appliances, including a gas range. A secondary bedroom and full bathroom are located off the kitchen, perfect for your guests or any family member that need their own space. The oversized utility room is also located off the kitchen and includes a closet for extra storage. Ascend the stairs to the second floor and you'll enter the gameroom. This room can easily be set up as another living space or play area for the kids. The primary bedroom is located at the front of the home. This oversized private ensuite includes a sitting area as well as an attached bathroom. Enjoy the walk-in shower, double vanity with quartz counter tops, private toilet area with a door, and an enormous walk-in closet. Three additional bedrooms and a full bathroom complete the upstairs space. Each bedroom has a closet with wood shelving and both secondary bathrooms have a shower/tub combination. The Madison includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switch.

Key facts

• Quartz countertops
• Pantry closet
• 4,660 sq ft lot

Tags

• NO BACKYARD NEIGHBORS
• FRONT MASONRY EXTERIORS
• OPEN CONCEPT LIVING SPACE
• ISLAND WITH UNDERMOUNT SINK
• QUARTZ COUNTERTOPS
• PANTRY CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (33.1% below list).
• Recommended offer: $261k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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.
• 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.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 14 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; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 38% 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 $3k of loan paydown is wiped out by about $12k 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 79 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $53k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $260,792 (33.1% 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 79 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 12.5

CMA / ARV

• ARV (median comp): $525,166
• List price: $389,990
• Delta: -25.74%
• 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
340 Hulda Trl	0.17mi	4/3.0 (-1)	2,563 (+3%)	1mo	$489,990	$191	82
419 Cleveland Way	0.26mi	4/3.0 (-1)	2,663 (+7%)	0mo	$549,900	$206	71
451 Cleveland Way	0.26mi	5/4.5	2,663 (+7%)	2mo	$684,900	$257	69
406 Cleveland Way	0.25mi	4/3.0 (-1)	2,283 (-9%)	2mo	$529,990	$232	67
5696 Ryder Rd	0.46mi	4/4.0 (-1)	2,573 (+3%)	0mo	$566,437	$220	64
480 Garland Ave	0.35mi	4/3.0 (-1)	2,263 (-9%)	0mo	$499,900	$221	63
4008 Shaw Tree	0.65mi	4/3.0 (-1)	2,288 (-8%)	1mo	$291,999	$128	50
5724 Ryder Rd	0.49mi	4/3.0 (-1)	2,826 (+13%)	1mo	$627,844	$222	50
213 Inyo St	0.67mi	4/3.0 (-1)	2,288 (-8%)	2mo	$268,999	$118	48
241 Inyo St	0.72mi	4/3.0 (-1)	2,288 (-8%)	1mo	$287,999	$126	47
217 Inyo St	0.68mi	4/3.5 (-1)	2,149 (-14%)	2mo	$253,999	$118	36
257 Inyo St	0.74mi	4/3.5 (-1)	2,149 (-14%)	1mo	$269,999	$126	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: -32.5%
• Equity multiple: -0.04×
• Total profit: $-113,316
• Equity at exit: $58,149

10-year hold

• IRR: -60.1%
• Equity multiple: -0.67×
• Total profit: $-182,741
• Equity at exit: $33,719

Cash invested: $109,197 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$33
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-668

Break-even live

Break-even rent $3,453

Max offer price $293,347

Occupancy floor —

Sensitivity live

Price	-10% $-398	-5% $-533	+0% $-668	+5% $-803	+10% $-937
Rent	-10% $-874	-5% $-771	+0% $-668	+5% $-565	+10% $-462
Rate	-1.0pp $-471	-0.5pp $-569	base $-668	+0.5pp $-769	+1.0pp $-872

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: $97,498
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Hulda Trl New Braunfels, TX	4.0	3.0	2426	$3,000	$1.24	11d	1	0.11mi
129 Radnor Rd New Braunfels, TX	4.0	4.0	2800	$2,800	$1.00	44d	1	0.54mi
5958 Edna Pt New Braunfels, TX	4.0	3.5	2515	$2,650	$1.05	44d	1	0.55mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	44d	1	0.89mi
240 Oak Creek Way New Braunfels, TX	4.0	2.5	2267	$2,395	$1.06	24d	1	1.00mi
505 Starling Crk New Braunfels, TX	4.0	2.0	1602	$1,900	$1.19	24d	1	1.04mi
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	24d	1	1.06mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	15d	1	1.17mi
3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,699	$1.02	24d	1	1.20mi
3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX	4.0	2.0	1667	$1,581	$0.95	18d	1	1.20mi
3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX	4.0	2.0	1665	$1,581	$0.95	24d	1	1.21mi
3259 Field Thistle New Braunfels, TX	5.0	3.5	2709	$2,500	$0.92	4d	1	1.33mi
2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,587	$0.95	5d	1	1.33mi
835 Blue Violet New Braunfels, TX	4.0	3.0	2676	$2,600	$0.97	22d	1	1.33mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   days on market $389,990 Active 79 DOM
2. 2026-06-17
   days on market $389,990 Active 78 DOM
3. 2026-06-16
   days on market $389,990 Active 77 DOM
4. 2026-06-15
   days on market $389,990 Active 76 DOM
5. 2026-06-13
   days on market $389,990 Active 74 DOM
6. 2026-06-09
   days on market $389,990 Active 70 DOM
7. 2026-06-08
   days on market $389,990 Active 69 DOM
8. 2026-06-07
   days on market $389,990 Active 68 DOM
9. 2026-06-04
   days on market $389,990 Active 65 DOM
10. 2026-06-03
    days on market $389,990 Active 64 DOM
11. 2026-06-02
    days on market $389,990 Active 63 DOM
12. 2026-06-01
    statusdays on market $389,990 Active 62 DOM
13. 2026-05-31
    days on market $389,990 Price Change 61 DOM
14. 2026-05-08
    price $419,990 2122-char remark

    Show marketing remark (2122 chars)

    JUNE ESTIMATED COMPLETION DATE. NO BACKYARD NEIGHBORS. The Madison is our largest floorplan available at Mayfair in New Braunfels, Texas. This beautiful two-story home features 5 bedrooms, 3 bathrooms, a gameroom, and 2 car garage across 2,497 square feet of modern living space. Our homes in Mayfair feature front masonry exteriors Entering the home from the covered front porch, you'll cross the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room as you make dinner and unwind from your day. Enjoy the 9' ceilings and natural light from the three rear windows. The kitchen features an island with undermount sink, quartz countertops, a pantry closet, 42" upper cabinets, and stainless-steel appliances, including a gas range. A secondary bedroom and full bathroom are located off the kitchen, perfect for your guests or any family member that need their own space. The oversized utility room is also located off the kitchen and includes a closet for extra storage. Ascend the stairs to the second floor and you'll enter the gameroom. This room can easily be set up as another living space or play area for the kids. The primary bedroom is located at the front of the home. This oversized private ensuite includes a sitting area as well as an attached bathroom. Enjoy the walk-in shower, double vanity with quartz counter tops, private toilet area with a door, and an enormous walk-in closet. Three additional bedrooms and a full bathroom complete the upstairs space. Each bedroom has a closet with wood shelving and both secondary bathrooms have a shower/tub combination. The Madison includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switch.

15. 2026-04-28
    price $419,990 2015-char remark

    Show marketing remark (2015 chars)

    JUNE ESTIMATED COMPLETION DATE. NO REAR NEIGHBORS. The Madison is our largest floorplan available . This beautiful two-story home features 5 bedrooms, 3 bathrooms, a gameroom, and 2 car garage across 2,497 square feet of modern living space. Our homes in Mayfair feature front masonry exteriors. Entering the home you’ll cross the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room. Enjoy the 9’ ceilings and natural light from the three rear windows. Kitchen features an island with undermount sink, quartz countertops, a pantry closet, 42” upper cabinets, and stainless-steel appliances, including a gas range. Secondary bedroom and full bathroom are located off the kitchen, perfect for your guests or any family member that need their own space. The oversized utility room is also located off the kitchen and includes a closet for extra storage. Ascend the stairs to the second floor and you’ll enter the gameroom. This room can easily be set up as another living space or play area for the kids. The primary bedroom is located at the front of the home. This oversized private ensuite includes a sitting area as well as an attached bathroom. Enjoy the walk-in shower, double vanity with quartz counter tops, private toilet area with a door, and an enormous walk-in closet. Three additional bedrooms and a full bathroom complete the upstairs space. Each bedroom has a closet with wood shelving and both secondary bathrooms have a shower/tub combination. The Madison includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6’ privacy fence around the backyard. This home features our America’s Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switch.

16. 2026-04-05
    listed $443,480 Active 2015-char remark

    Show marketing remark (2015 chars)

    JUNE ESTIMATED COMPLETION DATE. NO REAR NEIGHBORS. The Madison is our largest floorplan available . This beautiful two-story home features 5 bedrooms, 3 bathrooms, a gameroom, and 2 car garage across 2,497 square feet of modern living space. Our homes in Mayfair feature front masonry exteriors. Entering the home you’ll cross the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room. Enjoy the 9’ ceilings and natural light from the three rear windows. Kitchen features an island with undermount sink, quartz countertops, a pantry closet, 42” upper cabinets, and stainless-steel appliances, including a gas range. Secondary bedroom and full bathroom are located off the kitchen, perfect for your guests or any family member that need their own space. The oversized utility room is also located off the kitchen and includes a closet for extra storage. Ascend the stairs to the second floor and you’ll enter the gameroom. This room can easily be set up as another living space or play area for the kids. The primary bedroom is located at the front of the home. This oversized private ensuite includes a sitting area as well as an attached bathroom. Enjoy the walk-in shower, double vanity with quartz counter tops, private toilet area with a door, and an enormous walk-in closet. Three additional bedrooms and a full bathroom complete the upstairs space. Each bedroom has a closet with wood shelving and both secondary bathrooms have a shower/tub combination. The Madison includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6’ privacy fence around the backyard. This home features our America’s Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switch.

17. 2026-03-31
    listed $443,480 New 2122-char remark

    Show marketing remark (2122 chars)

    JUNE ESTIMATED COMPLETION DATE. NO BACKYARD NEIGHBORS. The Madison is our largest floorplan available at Mayfair in New Braunfels, Texas. This beautiful two-story home features 5 bedrooms, 3 bathrooms, a gameroom, and 2 car garage across 2,497 square feet of modern living space. Our homes in Mayfair feature front masonry exteriors Entering the home from the covered front porch, you'll cross the foyer to the open concept living space. The kitchen faces out to the dining room and family room, allowing for conversations to flow easily across the room as you make dinner and unwind from your day. Enjoy the 9' ceilings and natural light from the three rear windows. The kitchen features an island with undermount sink, quartz countertops, a pantry closet, 42" upper cabinets, and stainless-steel appliances, including a gas range. A secondary bedroom and full bathroom are located off the kitchen, perfect for your guests or any family member that need their own space. The oversized utility room is also located off the kitchen and includes a closet for extra storage. Ascend the stairs to the second floor and you'll enter the gameroom. This room can easily be set up as another living space or play area for the kids. The primary bedroom is located at the front of the home. This oversized private ensuite includes a sitting area as well as an attached bathroom. Enjoy the walk-in shower, double vanity with quartz counter tops, private toilet area with a door, and an enormous walk-in closet. Three additional bedrooms and a full bathroom complete the upstairs space. Each bedroom has a closet with wood shelving and both secondary bathrooms have a shower/tub combination. The Madison includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switch.

18. 2026-02-20
    listed $443,480 Active

ⓘ 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: $31,295
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$396
• − Depreciation: −$11,345
• Taxable loss: −$15,099
• Est. tax savings @ 24.0%: +$3,624
• After-tax cash flow: $-4,391/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

• 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

-5.3% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $419,990 LERA
• 2026-04-28 Price Changed $419,990 CTXMLS
• 2026-04-05 Listed $443,480 CTXMLS
• 2026-03-31 Listed $443,480 LERA
• 2026-02-20 Listed $443,480 Zillow