110 Texas Lantana · New Braunfels, TX 78130

$259,000

4 bd · 3.0 ba · 2,028 sqft · SingleFamily public records · 66 Days on market

Built 2019 4,791 sqft lot $128/sqft · 7% below area Est $279k · 7% under $18/mo HOA · 1% of rent

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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 +10.8/15.0
• Cash flow +9.0/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! BIG Price Drop on this pristine FRESHly renovated home in a BOOMING part of New Braunfels, eligible foir $0 Down USDA Financing! BUY for less than Rent! If you have been waiting, NOW is the time! From the leveled UP Granite countertops to the SLEEK appliances, to the upgraded NEW carpeting, to the FRESH paint inside and out, to the UPDATED lighting fixtures and faucets, to the NEW 2" Blinds throughout and MORE!, the inside of this reFINEd Home is a MUST-SEE or should we say, "A MUST HAVE!"? And get this, Super LOW Taxes at just 1.4pct. Oh, we forgot to mention the large backyard with no neighbors behind you along a designated greenbelt. Don't Delay! Schedule your exclusive showing today!

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2019

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.7% below list).
• Recommended offer: $200k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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); 1932 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $8k 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 66 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $31k (11%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,283 (22.7% 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 66 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: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $279,465
• List price: $259,000
• Delta: -7.32%
• 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
263 Elderberry	0.12mi	4/3.0	2,028 (0%)	7mo	$299,999	$148	89
341 Bodensee	0.34mi	4/3.0	2,204 (+9%)	6mo	$399,810	$181	65
130 Cora St	0.56mi	3/2.0 (-1)	2,030 (+0%)	1mo	$344,900	$170	64
227 Bodensee	0.46mi	4/3.0	1,920 (-5%)	7mo	$359,990	$187	64
348 Alpine Lks	0.42mi	3/2.0 (-1)	1,922 (-5%)	4mo	$388,500	$202	60
241 Deer Crst	0.33mi	3/2.5 (-1)	1,770 (-13%)	1mo	$269,900	$152	55
203 Bodensee Pl	0.50mi	3/2.5 (-1)	1,871 (-8%)	3mo	$349,990	$187	54
336 Alpine Lks	0.42mi	3/2.0 (-1)	2,206 (+9%)	6mo	$444,900	$202	52
115 Ann St	0.57mi	4/2.0	1,817 (-10%)	2mo	$265,000	$146	50
380 Huntsman Way	0.58mi	4/2.0	1,831 (-10%)	6mo	$265,000	$145	48
151 Flora	0.59mi	3/2.0 (-1)	2,163 (+7%)	6mo	$439,990	$203	47
2235 Westover Loop	0.54mi	4/2.5	1,758 (-13%)	4mo	$259,990	$148	47

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: -25.3%
• Equity multiple: 0.16×
• Total profit: $-60,641
• Equity at exit: $38,618

10-year hold

• IRR: -34.3%
• Equity multiple: -0.27×
• Total profit: $-91,901
• 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: 1932
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,003 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$300 /mo · $3,594/yr
• Insurance: −$108
• HOA: −$18
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-201

Break-even live

Break-even rent $2,258

Max offer price $223,417

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-128	+0% $-201	+5% $-275	+10% $-348
Rent	-10% $-360	-5% $-281	+0% $-201	+5% $-122	+10% $-43
Rate	-1.0pp $-71	-0.5pp $-136	base $-201	+0.5pp $-269	+1.0pp $-337

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
342 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	25d	1	0.04mi
326 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	25d	1	0.04mi
208 Texas Thistle New Braunfels, TX	3.0	2.0	1680	$1,750	$1.04	19d	1	0.06mi
323 Mistflower New Braunfels, TX	4.0	2.5	1822	$1,895	$1.04	3d	1	0.07mi
186 Texas Thistle New Braunfels, TX	4.0	2.5	2307	$1,950	$0.85	45d	1	0.09mi
352 Blacktail Dr New Braunfels, TX	3.0	2.0	1548	$1,695	$1.09	25d	1	0.09mi
308 Autumn Rouge New Braunfels, TX	4.0	3.0	2301	$2,295	$1.00	21d	1	0.12mi
308 Autumn Rouge New Braunfels, TX	4.0	3.0	2301	$2,200	$0.96	3d	1	0.12mi
409 Dakota Crk New Braunfels, TX	3.0	2.5	2100	$1,995	$0.95	25d	1	0.14mi
426 Dakota Crk New Braunfels, TX	4.0	2.5	2145	$1,995	$0.93	3d	1	0.17mi
426 Dakota Crk New Braunfels, TX	3.0	2.5	2145	$1,800	$0.84	45d	1	0.17mi
146 Texas Thistle New Braunfels, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	0.18mi
452 Holly Bush New Braunfels, TX	3.0	2.0	1497	$1,997	$1.33	3d	1	0.19mi
323 Deer Crest Dr New Braunfels, TX	4.0	2.0	1604	$2,700	$1.68	25d	1	0.20mi
518 Deer Crest Dr New Braunfels, TX	3.0	2.0	2381	$1,995	$0.84	3d	1	0.26mi
513 Harvest Flds New Braunfels, TX	3.0	2.5	2090	$2,050	$0.98	3d	1	0.28mi
418 Harvest Flds New Braunfels, TX	3.0	2.0	2382	$2,050	$0.86	5d	1	0.28mi
423 Russian Sage New Braunfels, TX	4.0	3.0	2028	$1,850	$0.91	3d	1	0.30mi
458 Russian Sage New Braunfels, TX	3.0	2.0	1510	$1,495	$0.99	45d	1	0.34mi
443 Autumn Blaze New Braunfels, TX	4.0	3.0	2028	$2,000	$0.99	45d	1	0.37mi
448 Sand Cherry New Braunfels, TX	3.0	2.0	1494	$1,547	$1.04	17d	1	0.39mi
451 Forsythia New Braunfels, TX	3.0	2.5	1837	$1,695	$0.92	45d	1	0.42mi
510 Autumn Rouge New Braunfels, TX	4.0	3.0	2079	$2,175	$1.05	45d	1	0.46mi
537 Autumn Blaze New Braunfels, TX	3.0	2.0	1512	$1,650	$1.09	21d	1	0.46mi
2126 Silver Maple New Braunfels, TX	4.0	3.0	2292	$2,100	$0.92	21d	1	0.47mi
557 Autumn Blaze New Braunfels, TX	4.0	2.5	1619	$1,795	$1.11	45d	1	0.50mi
440 Lynwood Gold New Braunfels, TX	3.0	2.0	1688	$1,700	$1.01	25d	1	0.51mi
440 Lynwood Gold New Braunfels, TX	3.0	2.0	1688	$1,700	$1.01	13d	1	0.51mi
452 Lynwood Gold New Braunfels, TX	3.0	2.0	2029	$1,900	$0.94	45d	1	0.51mi
121 Flora St New Braunfels, TX	3.0	2.0	1696	$2,000	$1.18	45d	1	0.67mi
2123 Dodge Dr New Braunfels, TX	3.0	2.5	2243	$2,020	$0.90	4d	1	0.73mi
2421 Sweet Olive New Braunfels, TX	4.0	2.5	1950	$1,750	$0.90	21d	1	0.87mi
1212 Treehouse Ln New Braunfels, TX	3.0	2.0	1687	$1,706	$1.01	23d	1	0.88mi
603 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1754	$1,895	$1.08	23d	1	0.88mi
1220 Treehouse Ln New Braunfels, TX	3.0	2.0	2120	$1,896	$0.89	45d	1	0.89mi
2505 Sweet Olive New Braunfels, TX	4.0	2.0	1627	$1,590	$0.98	3d	1	0.90mi
1236 Treehouse Ln New Braunfels, TX	3.0	2.0	1459	$1,795	$1.23	19d	1	0.92mi
2540 Sweet Olive New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	0.96mi
2439 Lake Hls New Braunfels, TX	4.0	2.5	1950	$1,816	$0.93	23d	1	0.99mi
2439 Lake Hls New Braunfels, TX	4.0	2.5	1950	$1,590	$0.82	5d	1	0.99mi

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 10 events

1. 2026-05-14
   price $259,000 716-char remark

   Show marketing remark (716 chars)

   WOW! BIG Price Drop on this pristine FRESHly renovated home in a BOOMING part of New Braunfels, eligible foir $0 Down USDA Financing! BUY for less than Rent! If you have been waiting, NOW is the time! From the leveled UP Granite countertops to the SLEEK appliances, to the upgraded NEW carpeting, to the FRESH paint inside and out, to the UPDATED lighting fixtures and faucets, to the NEW 2" Blinds throughout and MORE!, the inside of this reFINEd Home is a MUST-SEE or should we say, "A MUST HAVE!"? And get this, Super LOW Taxes at just 1.4pct. Oh, we forgot to mention the large backyard with no neighbors behind you along a designated greenbelt. Don't Delay! Schedule your exclusive showing today!

2. 2026-04-20
   price $273,900 716-char remark

   Show marketing remark (716 chars)

   WOW! BIG Price Drop on this pristine FRESHly renovated home in a BOOMING part of New Braunfels, eligible foir $0 Down USDA Financing! BUY for less than Rent! If you have been waiting, NOW is the time! From the leveled UP Granite countertops to the SLEEK appliances, to the upgraded NEW carpeting, to the FRESH paint inside and out, to the UPDATED lighting fixtures and faucets, to the NEW 2" Blinds throughout and MORE!, the inside of this reFINEd Home is a MUST-SEE or should we say, "A MUST HAVE!"? And get this, Super LOW Taxes at just 1.4pct. Oh, we forgot to mention the large backyard with no neighbors behind you along a designated greenbelt. Don't Delay! Schedule your exclusive showing today!

3. 2026-04-02
   price $288,900 716-char remark

   Show marketing remark (716 chars)

   WOW! BIG Price Drop on this pristine FRESHly renovated home in a BOOMING part of New Braunfels, eligible foir $0 Down USDA Financing! BUY for less than Rent! If you have been waiting, NOW is the time! From the leveled UP Granite countertops to the SLEEK appliances, to the upgraded NEW carpeting, to the FRESH paint inside and out, to the UPDATED lighting fixtures and faucets, to the NEW 2" Blinds throughout and MORE!, the inside of this reFINEd Home is a MUST-SEE or should we say, "A MUST HAVE!"? And get this, Super LOW Taxes at just 1.4pct. Oh, we forgot to mention the large backyard with no neighbors behind you along a designated greenbelt. Don't Delay! Schedule your exclusive showing today!

4. 2026-03-19
   listed $289,900 New 716-char remark

   Show marketing remark (716 chars)

   WOW! BIG Price Drop on this pristine FRESHly renovated home in a BOOMING part of New Braunfels, eligible foir $0 Down USDA Financing! BUY for less than Rent! If you have been waiting, NOW is the time! From the leveled UP Granite countertops to the SLEEK appliances, to the upgraded NEW carpeting, to the FRESH paint inside and out, to the UPDATED lighting fixtures and faucets, to the NEW 2" Blinds throughout and MORE!, the inside of this reFINEd Home is a MUST-SEE or should we say, "A MUST HAVE!"? And get this, Super LOW Taxes at just 1.4pct. Oh, we forgot to mention the large backyard with no neighbors behind you along a designated greenbelt. Don't Delay! Schedule your exclusive showing today!

5. 2026-01-09
   soldstatus Sold 252-char remark

   Show marketing remark (252 chars)

   Welcome to this delightful 4-bedroom, 3-bathroom residence boasting 2028 square feet of cozy living space. Upon entering, you'll be greeted by a luminous and spacious living area flooded with natural light, creating a welcoming and tranquil atmosphere.

6. 2025-12-29
   status Pending 252-char remark

   Show marketing remark (252 chars)

   Welcome to this delightful 4-bedroom, 3-bathroom residence boasting 2028 square feet of cozy living space. Upon entering, you'll be greeted by a luminous and spacious living area flooded with natural light, creating a welcoming and tranquil atmosphere.

7. 2025-12-17
   listed $174,900 New 252-char remark

   Show marketing remark (252 chars)

   Welcome to this delightful 4-bedroom, 3-bathroom residence boasting 2028 square feet of cozy living space. Upon entering, you'll be greeted by a luminous and spacious living area flooded with natural light, creating a welcoming and tranquil atmosphere.

8. 2025-11-25
   historical
9. 2025-07-02
   price $229,900
10. 2025-06-26
    listed $244,900 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: $3,594 · $300/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$1,145/yr (+$95/mo · 31.9%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,034
• − Mortgage interest: −$14,508
• − Property taxes: −$3,594
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − HOA: −$216
• − Depreciation: −$7,535
• Taxable loss: −$6,959
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $-747/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 (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

+5.8% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $259,000 LERA
• 2026-04-20 Price Changed $273,900 LERA
• 2026-04-02 Price Changed $288,900 LERA
• 2026-03-19 Listed $289,900 LERA
• 2026-01-09 Sold (MLS) — LERA
• 2025-12-29 Pending — LERA
• 2025-12-17 Listed $174,900 LERA
• 2025-11-25 Listing Removed — CTXMLS
• 2025-07-02 Price Changed $229,900 CTXMLS
• 2025-06-26 Listed $244,900 CTXMLS

Property tax history

+51.1%/yr

Latest (2026): $3,594 · -5.6% YoY. Source: county tax records.