198 West St Unit A & B · New Braunfels, TX 78130

$345,000

None bd · None ba · 2,328 sqft · Townhouse public records · 254 Days on market

Built 1981 0.37 ac lot $148/sqft · at area comps Est $350k · at est.

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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 +8.2/15.0
• Schools +5.2/10.0
• Cash flow +4.2/30.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex side one is a 2BD 2BA with a garage. Side two is a 3BD 2BA with no garage. It is in a nice neighborhood with large lots and trees. It is easy access to New Braunfels and Seguin. This is a great investor property, as both sides are currently rented.

Key facts

• Easy access
• Large lots
• Garage

Tags

• LARGE LOTS
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a townhouse listed at $345k.

Deal economics

• At list price, monthly cash flow is $-935 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (47.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (47.3% below list).
• Recommended offer: $180k (47.9% below list) — sets the bar for cash-flow.

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; 15 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; 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 $10k 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 254 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,775 (47.9% 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 254 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
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: 0.53% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.62%
• DSCR: 0.48
• GRM: 15.8

CMA / ARV

• ARV (median comp): $350,439
• List price: $345,000
• Delta: -1.55%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -40.8%
• Equity multiple: -0.25×
• Total profit: $-120,787
• Equity at exit: $51,441

10-year hold

• IRR: -88.4%
• Equity multiple: -1.10×
• Total profit: $-202,411
• Equity at exit: $29,829

Cash invested: $96,600 (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: 15.8×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$420 /mo · $5,039/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-935

Break-even live

Break-even rent $3,004

Max offer price $179,775

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Flora St New Braunfels, TX	3.0	2.0	1696	$2,000	$1.18	43d	1	0.27mi
451 Forsythia New Braunfels, TX	3.0	2.5	1837	$1,695	$0.92	43d	1	0.47mi
208 Texas Thistle New Braunfels, TX	3.0	2.0	1680	$1,750	$1.04	17d	1	0.52mi
452 Lynwood Gold New Braunfels, TX	3.0	2.0	2029	$1,900	$0.94	43d	1	0.53mi
440 Lynwood Gold New Braunfels, TX	3.0	2.0	1688	$1,700	$1.01	12d	1	0.54mi
440 Lynwood Gold New Braunfels, TX	3.0	2.0	1688	$1,700	$1.01	23d	1	0.54mi
409 Dakota Crk New Braunfels, TX	3.0	2.5	2100	$1,995	$0.95	23d	1	0.60mi
426 Dakota Crk New Braunfels, TX	3.0	2.5	2145	$1,800	$0.84	43d	1	0.62mi
518 Deer Crest Dr New Braunfels, TX	3.0	2.0	2381	$1,995	$0.84	1d	1	0.68mi
513 Harvest Flds New Braunfels, TX	3.0	2.5	2090	$2,050	$0.98	1d	1	0.70mi
418 Harvest Flds New Braunfels, TX	3.0	2.0	2382	$2,050	$0.86	4d	1	0.74mi
1212 Treehouse Ln New Braunfels, TX	3.0	2.0	1687	$1,706	$1.01	21d	1	0.77mi
1220 Treehouse Ln New Braunfels, TX	3.0	2.0	2120	$1,896	$0.89	43d	1	0.78mi
2123 Dodge Dr New Braunfels, TX	3.0	2.5	2243	$2,020	$0.90	3d	1	0.97mi
756 Guna Dr New Braunfels, TX	3.0	2.5	1594	$1,980	$1.24	43d	1	1.30mi

Listing history 15 events

1. 2026-06-18
   days on market $345,000 Active 254 DOM
2. 2026-06-17
   days on market $345,000 Active 253 DOM
3. 2026-06-16
   days on market $345,000 Active 252 DOM
4. 2026-06-15
   days on market $345,000 Active 251 DOM
5. 2026-06-13
   days on market $345,000 Active 249 DOM
6. 2026-06-09
   days on market $345,000 Active 245 DOM
7. 2026-06-08
   days on market $345,000 Active 244 DOM
8. 2026-06-07
   days on market $345,000 Active 243 DOM
9. 2026-06-04
   days on market $345,000 Active 240 DOM
10. 2026-06-03
    days on market $345,000 Active 239 DOM
11. 2026-06-02
    days on market $345,000 Active 238 DOM
12. 2026-06-02
    days on market $345,000 Active 237 DOM
13. 2026-05-31
    days on market $345,000 Active 236 DOM
14. 2025-09-29
    listed $345,000 Active 255-char remark

    Show marketing remark (255 chars)

    Duplex side one is a 2BD 2BA with a garage. Side two is a 3BD 2BA with no garage. It is in a nice neighborhood with large lots and trees. It is easy access to New Braunfels and Seguin. This is a great investor property, as both sides are currently rented.

15. 1992-06-02
    soldstatus

ⓘ 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: $5,039 · $420/mo
• Projected year-2 tax: $6,314 · $526/mo
• Expected delta: +$1,274/yr (+$106/mo · 25.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,837
• − Mortgage interest: −$19,325
• − Property taxes: −$5,039
• − Insurance: −$1,725
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$10,036
• Taxable loss: −$17,783
• Est. tax savings @ 24.0%: +$4,268
• After-tax cash flow: $-6,956/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

2 events — show timeline

• 2025-09-29 Listed $345,000 CTXMLS
• 1992-06-02 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2026): $5,039 · -1.5% YoY. Source: county tax records.