1308 Apron Trl · New Braunfels, TX 78130

$296,999

4 bd · 3.0 ba · 2,210 sqft · SingleFamily · 58 Days on market

Built 2026 4,791 sqft lot $134/sqft · 27% below area Est $408k · 27% under $100/mo HOA · 5% of rent ↓ 11% 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 +6.9/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.0/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $297k.

Deal economics

• At list price, monthly cash flow is $-445 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (27.2% below list).
• Recommended offer: $216k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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); 1896 active listings in the ZIP; 19 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).
• This rent runs 31% 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 $9k 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 58 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,155 (27.2% 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 58 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.73% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 11.5

CMA / ARV

• ARV (median comp): $408,374
• List price: $296,999
• Delta: -27.27%
• 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
1340 Apron Trl	0.00mi	4/3.0	2,024 (-8%)	1mo	$262,999	$130	85
959 Bluegrass Pt	0.63mi	4/2.5	2,218 (+0%)	1mo	$350,770	$158	67
952 Heartseed Ave	0.63mi	4/2.5	2,218 (+0%)	3mo	$349,650	$158	66
958 Bluegrass Pt	0.65mi	4/2.5	2,218 (+0%)	2mo	$345,970	$156	65
956 Heartseed Ave	0.62mi	4/2.5	2,284 (+3%)	2mo	$329,240	$144	62
3137 Mountain Mint	0.61mi	4/3.0	2,081 (-6%)	0mo	$297,000	$143	62
966 Bluegrass Pt	0.64mi	4/2.5	2,284 (+3%)	2mo	$359,380	$157	61
953 Heartseed Ave	0.61mi	4/3.0	2,029 (-8%)	1mo	$335,690	$165	57
942 Bluegrass Pt	0.68mi	4/3.0	2,029 (-8%)	1mo	$344,730	$170	54
927 Bluegrass Pt	0.69mi	4/3.0	2,029 (-8%)	2mo	$324,020	$160	53
967 Bluegrass Pt	0.62mi	4/2.0	1,937 (-12%)	0mo	$354,820	$183	46
957 Heartseed Ave	0.61mi	4/2.0	1,937 (-12%)	3mo	$349,220	$180	45

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: -30.9%
• Equity multiple: 0.01×
• Total profit: $-82,701
• Equity at exit: $44,284

10-year hold

• IRR: -55.5%
• Equity multiple: -0.59×
• Total profit: $-132,598
• Equity at exit: $25,679

Cash invested: $83,160 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,455/yr
• Insurance: −$124
• HOA: −$100
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-445

Break-even live

Break-even rent $2,725

Max offer price $232,626

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Windflower New Braunfels, TX	4.0	2.5	2335	$2,500	$1.07	1d	1	0.51mi
956 Heartseed Ave New Braunfels, TX	4.0	2.5	2284	$2,200	$0.96	21d	1	0.65mi
945 Heartseed Ave New Braunfels, TX	4.0	2.5	1824	$2,100	$1.15	43d	1	0.65mi
951 Bluegrass Pt New Braunfels, TX	3.0	2.0	1512	$1,775	$1.17	43d	1	0.67mi
936 Heartseed Ave New Braunfels, TX	4.0	2.0	1776	$2,000	$1.13	43d	1	0.68mi
946 Bluegrass Pt New Braunfels, TX	4.0	2.0	1776	$1,895	$1.07	43d	1	0.70mi
946 Bluegrass Pt New Braunfels, TX	4.0	2.0	1776	$1,895	$1.07	16d	1	0.70mi
942 Bluegrass Pt New Braunfels, TX	4.0	3.0	2029	$2,350	$1.16	16d	1	0.71mi
942 Bluegrass Pt New Braunfels, TX	4.0	3.0	2029	$2,350	$1.16	14d	1	0.71mi
835 Blue Violet New Braunfels, TX	4.0	3.0	2676	$2,600	$0.97	21d	1	0.74mi
3259 Field Thistle New Braunfels, TX	5.0	3.5	2709	$2,500	$0.92	3d	1	0.76mi
759 Crested Iris New Braunfels, TX	3.0	2.0	1670	$2,200	$1.32	17d	1	0.93mi
2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,587	$0.95	4d	1	1.01mi
2985 Sweetroot Rd New Braunfels, TX	3.0	2.0	1352	$2,137	$1.58	1d	5	1.07mi
3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX	4.0	2.0	1665	$1,581	$0.95	23d	1	1.08mi
3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX	4.0	2.0	1667	$1,581	$0.95	17d	1	1.08mi
3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,699	$1.02	23d	1	1.08mi
1275 Grace Park Rd New Braunfels, TX	4.0	2.0	1874	$1,639	$0.87	2d	1	1.44mi
677 Creekside Way New Braunfels, TX	1.0–4.0	1.0–4.0	1234	$2,389	$1.94	1d	38	1.50mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 10 events

1. 2026-06-07
   status $296,999 Pending 58 DOM
2. 2026-06-04
   days on market $296,999 Active 58 DOM
3. 2026-06-03
   days on market $296,999 Active 57 DOM
4. 2026-06-02
   days on market $296,999 Active 56 DOM
5. 2026-06-01
   days on market $296,999 Active 55 DOM
6. 2026-05-31
   days on market $296,999 Active 54 DOM
7. 2026-05-12
   price $296,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

8. 2026-04-28
   price $298,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

9. 2026-04-18
   price $303,999 680-char remark

   Show marketing remark (680 chars)

   The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

10. 2026-04-07
    listed $333,999 New 680-char remark

    Show marketing remark (680 chars)

    The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet. Estimated Completion June 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

ⓘ 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: $25,939
• − Mortgage interest: −$16,637
• − Property taxes: −$4,455
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$1,200
• − Depreciation: −$8,640
• Taxable loss: −$10,628
• Est. tax savings @ 24.0%: +$2,551
• After-tax cash flow: $-2,788/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

-11.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $296,999 LERA
• 2026-04-28 Price Changed $298,999 LERA
• 2026-04-18 Price Changed $303,999 LERA
• 2026-04-07 Listed $333,999 LERA