671 Northwest Crossing Dr · New Braunfels, TX 78130

$249,900

4 bd · 2.0 ba · 2,736 sqft · SingleFamily public records · 23 Days on market

Built 2005 7,492 sqft lot $91/sqft · 45% below area Est $455k · 45% under $23/mo HOA · 1% of rent ↓ 20% since listing

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Why this score? — see what drove the C- 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 +13.8/30.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 671 NW Crossing in the NW Crossing subdivision on the northeast side of New Braunfels. This spacious two-story home offers 4 bedrooms, 2.5 bathrooms, and 2,736 square feet of comfortable living space designed for both everyday life and entertaining. As one of the largest homes under $250K in the area and offering exceptional value per square foot in New Braunfels, this property stands out for buyers seeking space, flexibility, and affordability. Inside, you'll find fresh updates that give the home a clean, modern feel, including luxury vinyl plank flooring, fresh interior paint, updated lighting fixtures, and bright natural light throughout. The open-concept living and dining are

Key facts

• Large walk-in closet
• Private bathroom
• Granite countertops

Tags

• OPEN-CONCEPT FLOORPLAN
• GRANITE COUNTERTOPS
• ENERGY-EFFICIENT APPLIANCES
• LARGE WALK-IN CLOSET
• PRIVATE BATHROOM
• SPACIOUS GAME ROOM

Property features AI

Finance

• Financial info: Down payment assistance resources available
• HOA & community: Mandatory HOA; HOA fee $275 annually; Association transfer fee $400; Community amenities include park/playground and sports court

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Brick and siding exterior; Pre-owned home; Approximately 21 years old; Slab foundation; Composition roof; Builder: Fieldstone; Subdivision: NORTHWEST CROSSING
• Construction: Brick and siding construction; Slab foundation; Composition roof; Built approximately 21 years ago
• Exterior features: Covered patio; Patio slab; Privacy fence; Sprinkler system; Double pane windows; Street paved with curbs, gutters, sidewalks and streetlights

Interior

• Kitchen: Dishwasher; Disposal; Microwave oven; Stove/Range; Solid countertops; Kitchen dimensions: 18 x 13
• Bedrooms: Master bedroom on upper level with ceiling fan and full bath; Bedroom 2: 13 x 10; Bedroom 3: 13 x 10; Bedroom 4: 11 x 13; Master bedroom dimensions: 18 x 19
• Flooring: Ceramic tile; Vinyl flooring
• Bathrooms: Total of 3 bathrooms (2 full, 1 half); Master bath with separate tub and shower, separate vanity, and garden tub; Master bath dimensions: 13 x 14
• Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
• Interior features: Ceiling fans; Chandelier; Smoke alarm; Gas water heater; Solid countertops; Living/Dining room combination; Eat-in kitchen with breakfast bar; Two eating areas; Walk-in pantry; Study/Library; Utility room inside; Open floor plan; Ground level/no steps; All bedrooms on upper level; Laundry room (main and lower level options); Walk-in closets
• Laundry & utility: Washer connection; Dryer connection; Laundry room present; Utility room dimensions: 13 x 5

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 $21 ($252/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 $241k (3.7% below list).
• Recommended offer: $241k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Zoned schools: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% 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 36% FRL track the district average.
• 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); solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 35% 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 $7k 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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,726 (3.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 8.7

CMA / ARV

• ARV (median comp): $455,265
• List price: $249,900
• Delta: -45.11%
• 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
736 Great Cloud	0.38mi	4/2.5	2,843 (+4%)	0mo	$369,000	$130	73
751 Stratus	0.40mi	4/2.5	2,822 (+3%)	1mo	$359,000	$127	73
724 Sunforest Ln	0.57mi	4/3.0	2,827 (+3%)	0mo	$508,695	$180	63
3018 Alster	0.49mi	4/3.0	2,593 (-5%)	1mo	$449,900	$174	63
653 Broomsedge St	0.69mi	4/3.0	2,748 (+0%)	1mo	$414,990	$151	62
754 Cumulus Cloud Dr	0.69mi	4/3.5	2,742 (+0%)	1mo	$419,990	$153	61
719 Sunforest Ln	0.59mi	4/3.0	2,889 (+6%)	1mo	$474,990	$164	58
309 Hummingbird Dr	0.52mi	4/2.5	2,472 (-10%)	2mo	$269,000	$109	57
3613 Black Cloud Dr	0.59mi	5/3.0 (+1)	2,582 (-6%)	1mo	$380,000	$147	53
3587 Starbright Dr	0.70mi	5/3.0 (+1)	2,830 (+3%)	2mo	$424,990	$150	51
3639 Clear Cloud	0.66mi	5/3.5 (+1)	2,972 (+9%)	0mo	$380,000	$128	44
850 Saltbush St	0.62mi	5/4.0 (+1)	2,950 (+8%)	2mo	$419,990	$142	44

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-46,084
• Equity at exit: $37,261

10-year hold

• IRR: -21.0%
• Equity multiple: 0.07×
• Total profit: $-65,142
• Equity at exit: $21,607

Cash invested: $69,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$443 /mo · $5,318/yr
• Insurance: −$104
• HOA: −$23
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $21

Break-even live

Break-even rent $2,381

Max offer price $249,900

Occupancy floor 94%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 Ulster Unit NA New Braunfels, TX	4.0	3.0	2219	$2,795	$1.26	24d	1	0.46mi
373 Starling Crk New Braunfels, TX	3.0	2.5	1794	$1,950	$1.09	43d	1	0.48mi
2935 Aller New Braunfels, TX	5.0	3.0	2457	$2,645	$1.08	14d	1	0.51mi
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	24d	1	0.51mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	14d	1	0.61mi
138 Woodpecker Run New Braunfels, TX	3.0	2.5	1936	$1,725	$0.89	24d	1	0.74mi
240 Oak Creek Way New Braunfels, TX	4.0	2.5	2267	$2,395	$1.06	24d	1	0.76mi
2983 Panther Spg New Braunfels, TX	4.0	2.5	2142	$2,195	$1.02	24d	1	0.81mi
2837 Brogan Crk New Braunfels, TX	4.0	2.5	2042	$2,275	$1.11	17d	1	1.04mi
2826 Wolfcreek New Braunfels, TX	4.0	2.5	2118	$2,800	$1.32	2d	1	1.12mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	43d	1	1.16mi
316 Hulda Trl New Braunfels, TX	4.0	3.0	2426	$3,000	$1.24	11d	1	1.41mi
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,750	$1.16	4d	1	1.44mi
116 Radnor Rd New Braunfels, TX	3.0	2.0	1825	$2,450	$1.34	43d	1	1.45mi
129 Radnor Rd New Braunfels, TX	4.0	4.0	2800	$2,800	$1.00	43d	1	1.48mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 26 events

1. 2026-06-08
   status $249,900 Pending 23 DOM
2. 2026-06-07
   days on market $249,900 Active Option 23 DOM
3. 2026-06-04
   days on market $249,900 Active Option 20 DOM
4. 2026-06-03
   days on market $249,900 Active Option 19 DOM
5. 2026-06-02
   days on market $249,900 Active Option 18 DOM
6. 2026-06-01
   days on market $249,900 Active Option 17 DOM
7. 2026-05-31
   days on market $249,900 Active Option 16 DOM
8. 2026-05-15
   listed $249,900 New 1765-char remark
9. 2026-04-15
   historical
10. 2026-04-15
    historical
11. 2026-02-20
    price $269,900
12. 2026-02-20
    price
13. 2026-02-20
    price $269,900
14. 2026-01-06
    price $279,000
15. 2026-01-06
    price
16. 2026-01-06
    price $279,000
17. 2025-10-22
    price $289,000
18. 2025-10-22
    price
19. 2025-10-22
    price $289,000
20. 2025-07-31
    price $299,999
21. 2025-07-31
    price
22. 2025-07-31
    price $299,999
23. 2025-07-07
    listed Active
24. 2025-06-26
    listed $312,000 New
25. 2025-06-26
    listed $312,000 Active
26. 2006-04-18
    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: $5,318 · $443/mo
• Projected year-2 tax: $5,318 · $443/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,887
• − Mortgage interest: −$13,998
• − Property taxes: −$5,318
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − HOA: −$276
• − Depreciation: −$7,270
• Taxable loss: −$3,846
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $1,175/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

-19.9% since first listed

21 events — show timeline

• 2026-06-07 Pending — LERA
• 2026-05-27 Contingent — LERA
• 2026-05-15 Listed $249,900 LERA
• 2026-04-15 Listing Removed — LERA
• 2026-04-15 Listing Removed — CTXMLS
• 2026-02-20 Price Changed $269,900 LERA
• 2026-02-20 Price Changed — Unlock MLS
• 2026-02-20 Price Changed $269,900 CTXMLS
• 2026-01-06 Price Changed $279,000 LERA
• 2026-01-06 Price Changed — Unlock MLS
• 2026-01-06 Price Changed $279,000 CTXMLS
• 2025-10-22 Price Changed $289,000 LERA
• 2025-10-22 Price Changed — Unlock MLS
• 2025-10-22 Price Changed $289,000 CTXMLS
• 2025-07-31 Price Changed $299,999 LERA
• 2025-07-31 Price Changed — Unlock MLS
• 2025-07-31 Price Changed $299,999 CTXMLS
• 2025-07-07 Listed — Unlock MLS
• 2025-06-26 Listed $312,000 LERA
• 2025-06-26 Listed $312,000 CTXMLS
• 2006-04-18 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2026): $5,318 · -12.3% YoY. Source: county tax records.