Astoria Plan · New Braunfels, TX 78132

$315,999

4 bd · 2.0 ba · 1,932 sqft · SingleFamily · 133 Days on market

Excellent condition ↓ 19% since listing

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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 +7.5/15.0
• Cash flow +6.6/30.0
• Schools +6.1/10.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Rent growth +1.9/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

Key facts

• 2 garage spots
• Listed 132 days

🏗️ New construction. The $315,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,738.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $316k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-563 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (27.9% below list).
• Recommended offer: $228k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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 (-2.3%/yr); 1368 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $10k 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 133 days — a 12% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $227,702 (27.9% 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 133 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.06%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $341,738
• List price: $315,999
• Delta: -7.53%
• 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
5481 Paschal Park	0.16mi	4/2.0	2,000 (+4%)	2mo	$330,999	$165	85
5465 Paschal Park	0.17mi	3/2.0 (-1)	1,891 (-2%)	2mo	$317,999	$168	82
5552 Paschal Park	0.19mi	3/2.0 (-1)	1,891 (-2%)	4mo	$315,999	$167	79
5461 Paschal Park	0.18mi	4/3.0	2,142 (+11%)	1mo	$307,999	$144	68
5489 Paschal Park	0.15mi	4/3.0	2,142 (+11%)	3mo	$315,999	$148	68
5538 Wilder St	0.13mi	4/3.0	2,142 (+11%)	4mo	$336,999	$157	68
5541 Paschal Park	0.15mi	4/3.0	2,174 (+12%)	0mo	$328,999	$151	68
5545 Paschal Park	0.14mi	4/3.0	2,142 (+11%)	6mo	$319,999	$149	66
5488 Paschal Park	0.19mi	4/3.0	2,174 (+12%)	1mo	$329,999	$152	66
1253 Havens Cross	0.30mi	3/2.0 (-1)	2,125 (+10%)	4mo	$425,000	$200	61
5867 Hopper	0.41mi	3/2.0 (-1)	2,189 (+13%)	2mo	$407,000	$186	52
956 Tornado Rdg	0.73mi	4/2.0	2,086 (+8%)	2mo	$374,990	$180	51

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: -31.9%
• Equity multiple: -0.02×
• Total profit: $-97,862
• Equity at exit: $50,954

10-year hold

• IRR: -57.6%
• Equity multiple: -0.64×
• Total profit: $-157,024
• Equity at exit: $29,547

Cash invested: $95,687 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 40 active · 12 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $340,000 ($160/sqft)
• Median days on market: 101 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +10.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78132

• Rents YoY: -2.3%
• Active inventory: 1368
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,277 high
• Mortgage (P&I): −$1,792
• Tax est. 1.5%: −$427 /mo · $5,126/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-563

Break-even live

Break-even rent $2,989

Max offer price $260,296

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-445	+0% $-563	+5% $-681	+10% $-799
Rent	-10% $-743	-5% $-653	+0% $-563	+5% $-473	+10% $-383
Rate	-1.0pp $-391	-0.5pp $-476	base $-563	+0.5pp $-651	+1.0pp $-741

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: $85,434
• Closing costs: $10,252
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,500	$1.05	35d	1	0.14mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	93d	1	0.61mi
3640 Wet Cloud Dr New Braunfels, TX	4.0	2.5	2263	$2,450	$1.08	30d	1	0.84mi
3644 Cloud Dr Spc Cloud New Braunfels, TX	4.0	2.5	2191	$2,400	$1.10	31d	1	0.90mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	64d	1	1.03mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	93d	1	1.15mi
301 Tahoe Ave New Braunfels, TX	4.0	2.0	1276	$1,650	$1.29	93d	1	1.15mi
241 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,640	$1.02	16d	1	1.26mi
245 Inyo St New Braunfels, TX	4.0	3.0	1802	$1,775	$0.99	41d	1	1.27mi

Listing history 50 events

1. 2026-07-24
   days on market $315,999 Active 133 DOM
2. 2026-07-23
   days on market $315,999 Active 132 DOM
3. 2026-07-22
   days on market $315,999 Active 131 DOM
4. 2026-07-21
   days on market $315,999 Active 130 DOM
5. 2026-07-20
   days on market $315,999 Active 129 DOM
6. 2026-07-18
   days on market $315,999 Active 127 DOM
7. 2026-07-18
   days on market $315,999 Active 126 DOM
8. 2026-07-16
   days on market $315,999 Active 125 DOM
9. 2026-07-15
   days on market $315,999 Active 124 DOM
10. 2026-07-14
    days on market $315,999 Active 123 DOM
11. 2026-07-13
    days on market $315,999 Active 122 DOM
12. 2026-07-13
    days on market $315,999 Active 121 DOM
13. 2026-07-11
    days on market $315,999 Active 120 DOM
14. 2026-07-10
    days on market $315,999 Active 119 DOM
15. 2026-07-09
    days on market $315,999 Active 118 DOM
16. 2026-07-07
    days on market $315,999 Active 116 DOM
17. 2026-07-06
    days on market $315,999 Active 115 DOM
18. 2026-07-05
    days on market $315,999 Active 114 DOM
19. 2026-07-03
    days on market $315,999 Active 112 DOM
20. 2026-07-02
    days on market $315,999 Active 111 DOM
21. 2026-07-01
    days on market $315,999 Active 110 DOM
22. 2026-06-30
    days on market $315,999 Active 109 DOM
23. 2026-06-29
    days on market $315,999 Active 108 DOM
24. 2026-06-28
    price $315,999 Active 107 DOM
25. 2026-06-28
    days on market $320,999 Active 107 DOM
26. 2026-06-26
    days on market $320,999 Active 105 DOM
27. 2026-06-24
    days on market $320,999 Active 103 DOM
28. 2026-06-22
    days on market $320,999 Active 101 DOM
29. 2026-06-21
    days on market $320,999 Active 100 DOM
30. 2026-06-18
    days on market $320,999 Active 97 DOM
31. 2026-06-17
    days on market $320,999 Active 96 DOM
32. 2026-06-16
    days on market $320,999 Active 95 DOM
33. 2026-06-15
    days on market $320,999 Active 94 DOM
34. 2026-06-13
    days on market $320,999 Active 92 DOM
35. 2026-06-10
    price $320,999 Active 88 DOM
36. 2026-06-09
    days on market $325,999 Active 88 DOM
37. 2026-06-08
    days on market $325,999 Active 87 DOM
38. 2026-06-07
    pricedays on market $325,999 Active 86 DOM
39. 2026-06-04
    days on market $335,999 Active 83 DOM
40. 2026-06-03
    days on market $335,999 Active 82 DOM
41. 2026-06-02
    days on market $335,999 Active 81 DOM
42. 2026-06-02
    days on market $335,999 Active 80 DOM
43. 2026-05-31
    days on market $335,999 Active 79 DOM
44. 2026-04-25
    price $335,999 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

45. 2026-04-18
    price $345,999 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

46. 2026-04-10
    price $375,999 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

47. 2026-03-14
    status Active 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

48. 2026-03-14
    price $405,999 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

49. 2025-06-14
    historical 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

50. 2025-06-13
    listed $415,999 Active 456-char remark

    Show marketing remark (456 chars)

    This new single-story home features two bedrooms and a full bathroom upon entry with a third bedroom tucked away to the side off the foyer. An open layout blends the kitchen, living and dining areas for simple transitions and everyday multitasking, and an adjacent patio provides year-round outdoor entertainment and leisure. A luxurious owner's suite completes the home, complete with a spacious bedroom, spa-inspired bathroom and generous walk-in closet.

ⓘ 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: $27,324
• − Mortgage interest: −$19,143
• − Property taxes: −$5,126
• − Insurance: −$1,709
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$9,941
• Taxable loss: −$12,967
• Est. tax savings @ 24.0%: +$3,112
• After-tax cash flow: $-3,642/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new single-story home is in excellent condition with no visible repairs or maintenance needed. It offers a luxurious owner's suite and an open layout, making it ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Oak Creek El C TX #602/4,322 Nat'l #9,637/41,679 Middle Canyon Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Memorial Early College H S With St Philip's A TX #27/1,632 Nat'l #918/17,239

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

A Composite livability gradescore 83/100

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 · 175,637 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

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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: ▼ -139.57%
• Current HPI: 202.432
• Rent YoY: ▼ -2.32%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-19.2% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $335,999 Zillow
• 2026-04-18 Price Changed $345,999 Zillow
• 2026-04-10 Price Changed $375,999 Zillow
• 2026-03-14 Relisted — Zillow
• 2026-03-14 Price Changed $405,999 Zillow
• 2025-06-14 Delisted — Zillow
• 2025-06-13 Listed $415,999 Zillow