263 Limestone Crk · New Braunfels, TX 78130

$250,000

4 bd · 2.0 ba · 1,485 sqft · SingleFamily public records · 104 Days on market

Built 2009 5,662 sqft lot $168/sqft · 20% below area Est $314k · 20% under $33/mo HOA · 2% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable Oak Creek Subdivision, this one-story 4-bedroom, 2-bath home offers comfort, convenience, and a great location. The home features all tile flooring in the main living areas and luxury vinyl plank flooring in the bedrooms, replacing the previous carpet for a clean, modern feel. The foundation was repaired in 2025 and includes a transferable warranty, offering added peace of mind for the new owner. Step outside to enjoy the privacy-fenced backyard, perfect for relaxing, pets, or entertaining. Oak Creek residents enjoy access to an excellent neighborhood community pool and separate kids' pool, and Oak Creek Elementary School is conveniently located within the neighborhood and ranked 9th in the district for 2025. The location is ideal-just minutes from Creekside shopping, dining, and the entertainment district in Gruene. Living in New Braunfels also means being close to the world-famous Schlitterbahn Waterpark Resort and the beautiful Guadalupe River and Comal River. With easy access to Interstate 35, commuting to San Antonio or Austin is simple and convenient.

Key facts

• All tile flooring
• Foundation repaired
• Community pool

Tags

• ALL TILE FLOORING
• LUXURY VINYL PLANK FLOORING
• FOUNDATION REPAIRED
• TRANSFERABLE WARRANTY
• PRIVACY-FENCED BACKYARD
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (21.7% below list).
• Recommended offer: $196k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.3% 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.
• Zoned schools: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% FRL); Church Hill Middle (math 64% / reading 60%, grade B+, #134 of 1,662 statewide, top 8%, 748 students, 29% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 104 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (6%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,727 (21.7% 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 104 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 10.6

CMA / ARV

• ARV (median comp): $313,724
• List price: $250,000
• Delta: -20.31%
• 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
3140 Sparrow Vw	0.31mi	4/2.0	1,436 (-3%)	0mo	$195,000	$136	80
348 Ibis Fls	0.27mi	3/2.0 (-1)	1,535 (+3%)	2mo	$266,000	$173	75
2926 Oak Branch Rdg	0.12mi	3/2.0 (-1)	1,610 (+8%)	1mo	$268,475	$167	75
219 Starling	0.14mi	3/2.0 (-1)	1,608 (+8%)	5mo	$239,999	$149	71
2878 Wolfcreek	0.62mi	3/2.0 (-1)	1,456 (-2%)	4mo	$265,000	$182	59
637 Northhill Cir	0.67mi	3/2.0 (-1)	1,460 (-2%)	3mo	$239,000	$164	59
3229 Swallow Pointe	0.43mi	4/2.5	1,665 (+12%)	1mo	$269,000	$162	57
3324 Falcon Grv	0.38mi	3/2.0 (-1)	1,644 (+11%)	4mo	$230,000	$140	56
326 Northshore Trl	0.61mi	3/2.0 (-1)	1,586 (+7%)	3mo	$279,000	$176	52
640 NW Crossing	0.66mi	3/2.5 (-1)	1,574 (+6%)	1mo	$215,000	$137	52
338 Northshore Trl	0.62mi	3/2.0 (-1)	1,292 (-13%)	2mo	$268,000	$207	42
643 Northlake Dr	0.72mi	3/2.5 (-1)	1,296 (-13%)	1mo	$160,000	$123	38

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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-63,779
• Equity at exit: $37,276

10-year hold

• IRR: -44.5%
• Equity multiple: -0.43×
• Total profit: $-100,035
• Equity at exit: $21,615

Cash invested: $70,000 (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: 1931
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$375 /mo · $4,496/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-277

Break-even live

Break-even rent $2,307

Max offer price $201,129

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-206	+0% $-277	+5% $-347	+10% $-418
Rent	-10% $-431	-5% $-354	+0% $-277	+5% $-199	+10% $-122
Rate	-1.0pp $-151	-0.5pp $-213	base $-277	+0.5pp $-341	+1.0pp $-407

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Limestone Crk New Braunfels, TX	3.0	2.0	1736	$2,200	$1.27	45d	1	0.02mi
259 Creekview Way New Braunfels, TX	3.0	2.0	1668	$1,800	$1.08	45d	1	0.15mi
2937 Post Oak Cir New Braunfels, TX	3.0	2.0	1641	$1,875	$1.14	0d	1	0.18mi
373 Starling Crk New Braunfels, TX	3.0	2.5	1794	$1,950	$1.09	45d	1	0.25mi
108 Oak Creek Way New Braunfels, TX	1.0–3.0	1.0–2.0	1051	$2,000	$1.90	0d	45	0.29mi
505 Starling Crk New Braunfels, TX	4.0	2.0	1602	$1,900	$1.19	25d	1	0.31mi
3103 Swallow Pointe New Braunfels, TX	3.0	2.5	1551	$1,775	$1.14	25d	1	0.35mi
3235 Blue Jay Dr New Braunfels, TX	3.0	2.0	1282	$1,725	$1.35	4d	1	0.36mi
378 Tanager Dr New Braunfels, TX	3.0	2.0	1719	$1,825	$1.06	45d	1	0.42mi
380 Arbor Hls New Braunfels, TX	3.0	2.0	1565	$1,875	$1.20	25d	1	0.47mi
388 Arbor Hls New Braunfels, TX	3.0	2.0	1215	$1,775	$1.46	18d	1	0.48mi
2952 Panther Spg New Braunfels, TX	3.0	2.0	1562	$1,850	$1.18	0d	1	0.51mi
620 Northgap Dr New Braunfels, TX	3.0	2.0	1260	$1,500	$1.19	45d	1	0.55mi
635 NW Crossing Dr New Braunfels, TX	3.0	2.0	1475	$1,650	$1.12	6d	1	0.60mi
2845 Wolfcreek New Braunfels, TX	3.0	2.0	1396	$1,850	$1.33	6d	1	0.68mi
3215 Northwest Blvd New Braunfels, TX	3.0	2.5	1574	$1,625	$1.03	6d	1	0.74mi
2984 Burrow Way New Braunfels, TX	2.0–3.0	2.0	1428	$1,675	$1.17	4d	1	0.75mi
2722 Wolfcreek New Braunfels, TX	3.0	2.0	1446	$1,000	$0.69	6d	1	0.77mi
566 Gateway Cir New Braunfels, TX	3.0	2.0	1456	$1,550	$1.06	25d	1	1.01mi
5430 Addante St New Braunfels, TX	1.0–3.0	1.0–2.5	981	$2,299	$2.34	0d	183	1.01mi
520 Farm to Market Road 306 Unit 3212 New Braunfels, TX	3.0	2.0	1191	$1,731	$1.45	0d	1	1.22mi
3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,699	$1.02	25d	1	1.33mi
3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX	4.0	2.0	1667	$1,581	$0.95	19d	1	1.33mi
3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX	4.0	2.0	1665	$1,581	$0.95	25d	1	1.33mi
2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,587	$0.95	6d	1	1.41mi
2985 Sweetroot Rd New Braunfels, TX	3.0	2.0	1352	$2,119	$1.57	0d	4	1.43mi
1243 FM-306 E New Braunfels, TX	3.0	2.0	1311	$1,795	$1.37	6d	1	1.45mi
735 Bluegrass Pt New Braunfels, TX	3.0	2.0	1576	$1,799	$1.14	0d	1	1.48mi
301 Tahoe Ave New Braunfels, TX	4.0	2.0	1276	$1,650	$1.29	45d	1	1.49mi
116 Radnor Rd New Braunfels, TX	3.0	2.0	1825	$2,450	$1.34	45d	1	1.49mi

HOA detail

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

Listing history 46 events

1. 2026-06-21
   days on market $250,000 Active 104 DOM
2. 2026-06-18
   days on market $250,000 Active 101 DOM
3. 2026-06-17
   days on market $250,000 Active 100 DOM
4. 2026-06-16
   days on market $250,000 Active 99 DOM
5. 2026-06-15
   days on market $250,000 Active 98 DOM
6. 2026-06-13
   days on market $250,000 Active 96 DOM
7. 2026-06-09
   days on market $250,000 Active 92 DOM
8. 2026-06-08
   days on market $250,000 Active 91 DOM
9. 2026-06-07
   days on market $250,000 Active 90 DOM
10. 2026-06-04
    days on market $250,000 Active 87 DOM
11. 2026-06-03
    days on market $250,000 Active 86 DOM
12. 2026-06-02
    days on market $250,000 Active 85 DOM
13. 2026-06-01
    days on market $250,000 Active 84 DOM
14. 2026-05-31
    days on market $250,000 Active 83 DOM
15. 2026-05-03
    price $250,000 1110-char remark

    Show marketing remark (1110 chars)

    Located in the desirable Oak Creek Subdivision, this one-story 4-bedroom, 2-bath home offers comfort, convenience, and a great location. The home features all tile flooring in the main living areas and luxury vinyl plank flooring in the bedrooms, replacing the previous carpet for a clean, modern feel. The foundation was repaired in 2025 and includes a transferable warranty, offering added peace of mind for the new owner. Step outside to enjoy the privacy-fenced backyard, perfect for relaxing, pets, or entertaining. Oak Creek residents enjoy access to an excellent neighborhood community pool and separate kids' pool, and Oak Creek Elementary School is conveniently located within the neighborhood and ranked 9th in the district for 2025. The location is ideal-just minutes from Creekside shopping, dining, and the entertainment district in Gruene. Living in New Braunfels also means being close to the world-famous Schlitterbahn Waterpark Resort and the beautiful Guadalupe River and Comal River. With easy access to Interstate 35, commuting to San Antonio or Austin is simple and convenient.

16. 2026-03-07
    listed $265,000 New 1110-char remark

    Show marketing remark (1110 chars)

    Located in the desirable Oak Creek Subdivision, this one-story 4-bedroom, 2-bath home offers comfort, convenience, and a great location. The home features all tile flooring in the main living areas and luxury vinyl plank flooring in the bedrooms, replacing the previous carpet for a clean, modern feel. The foundation was repaired in 2025 and includes a transferable warranty, offering added peace of mind for the new owner. Step outside to enjoy the privacy-fenced backyard, perfect for relaxing, pets, or entertaining. Oak Creek residents enjoy access to an excellent neighborhood community pool and separate kids' pool, and Oak Creek Elementary School is conveniently located within the neighborhood and ranked 9th in the district for 2025. The location is ideal-just minutes from Creekside shopping, dining, and the entertainment district in Gruene. Living in New Braunfels also means being close to the world-famous Schlitterbahn Waterpark Resort and the beautiful Guadalupe River and Comal River. With easy access to Interstate 35, commuting to San Antonio or Austin is simple and convenient.

17. 2021-06-28
    soldstatus
18. 2018-10-24
    historical
19. 2018-09-12
    historical Withdrawn
20. 2018-09-11
    historical
21. 2018-08-19
    price $206,999
22. 2018-08-18
    price
23. 2018-08-18
    price $206,999
24. 2018-08-11
    price $207,999
25. 2018-08-10
    price
26. 2018-08-10
    price $207,999
27. 2018-07-28
    price $208,250
28. 2018-07-28
    price
29. 2018-07-28
    price $208,250
30. 2018-07-20
    price $209,250
31. 2018-07-20
    price
32. 2018-07-20
    price $209,250
33. 2018-07-05
    listed $209,500 New
34. 2018-06-06
    listed Active
35. 2018-06-06
    listed $209,500 Active
36. 2017-07-23
    historical
37. 2017-07-22
    historical Temporarily Off Market
38. 2017-07-16
    price $209,950
39. 2017-07-16
    price
40. 2017-07-16
    price
41. 2017-07-08
    price $212,990
42. 2017-06-29
    listed Active
43. 2017-06-25
    listed $214,990 Active
44. 2014-05-08
    soldstatus
45. 2011-03-04
    soldstatus
46. 2009-11-20
    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: $4,496 · $375/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$79/yr (+$7/mo · 1.7%)

ⓘ 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 · 24 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: $23,487
• − Mortgage interest: −$14,004
• − Property taxes: −$4,496
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$7,690
• Est. tax savings @ 24.0%: +$1,846
• After-tax cash flow: $-1,474/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

• 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

+16.3% since first listed

32 events — show timeline

• 2026-05-03 Price Changed $250,000 LERA
• 2026-03-07 Listed $265,000 LERA
• 2021-06-28 Sold (Public Records) — Public Records
• 2018-10-24 Listing Removed — CTXMLS
• 2018-09-12 Delisted — Unlock MLS
• 2018-09-11 Listing Removed — LERA
• 2018-08-19 Price Changed $206,999 LERA
• 2018-08-18 Price Changed — Unlock MLS
• 2018-08-18 Price Changed $206,999 CTXMLS
• 2018-08-11 Price Changed $207,999 LERA
• 2018-08-10 Price Changed — Unlock MLS
• 2018-08-10 Price Changed $207,999 CTXMLS
• 2018-07-28 Price Changed $208,250 LERA
• 2018-07-28 Price Changed — Unlock MLS
• 2018-07-28 Price Changed $208,250 CTXMLS
• 2018-07-20 Price Changed $209,250 LERA
• 2018-07-20 Price Changed — Unlock MLS
• 2018-07-20 Price Changed $209,250 CTXMLS
• 2018-07-05 Listed $209,500 LERA
• 2018-06-06 Listed — Unlock MLS
• 2018-06-06 Listed $209,500 CTXMLS
• 2017-07-23 Listing Removed — CTXMLS
• 2017-07-22 Delisted — Unlock MLS
• 2017-07-16 Price Changed $209,950 CTXMLS
• 2017-07-16 Price Changed — Unlock MLS
• 2017-07-16 Price Changed — Unlock MLS
• 2017-07-08 Price Changed $212,990 CTXMLS
• 2017-06-29 Listed — Unlock MLS
• 2017-06-25 Listed $214,990 CTXMLS
• 2014-05-08 Sold (Public Records) — Public Records
• 2011-03-04 Sold (Public Records) — Public Records
• 2009-11-20 Sold (Public Records) — Public Records

Property tax history

+16.1%/yr

Latest (2026): $4,496 · -4.8% YoY. Source: county tax records.