274 Inyo St · New Braunfels, TX 78130

$311,999

5 bd · 3.0 ba · 2,516 sqft · SingleFamily · 11 Days on market

Built 2026 Excellent condition Est $322k · at est.

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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).

• Cash flow +12.5/30.0
• ARV discount +8.9/15.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home is host to an inviting open-concept layout on the first floor, featuring access to a covered patio for optimal entertaining and multitasking. Two bedrooms are tucked away to the side of the home, including the luxe owner's suite with a full bathroom and walk-in closet. A versatile game room shares the second floor with three additional bedrooms.

Key facts

• Luxe owner's suite
• Full bathroom
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• COVERED PATIO
• LUXE OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• VERSATILE GAME ROOM

Property features AI

Finance

• Financial info: List price $311,499

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home; Active listing
• Exterior features: Address: 274 Inyo St, New Braunfels, TX 78130

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home, Santo plan; Open living area (2,516 total living area)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $312k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-45 ($-541/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (14.4% below list).
• Recommended offer: $267k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 39% 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $267,220 (14.4% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $322,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Inyo St	0.07mi	4/3.0 (-1)	2,288 (-9%)	1mo	$287,999	$126	76
213 Inyo St	0.12mi	4/3.0 (-1)	2,288 (-9%)	2mo	$268,999	$118	73
4008 Shaw Tree	0.22mi	4/3.0 (-1)	2,288 (-9%)	1mo	$291,999	$128	69
277 Inyo St	0.03mi	4/3.5 (-1)	2,149 (-15%)	1mo	$272,999	$127	67
257 Inyo St	0.04mi	4/3.5 (-1)	2,149 (-15%)	1mo	$269,999	$126	66
217 Inyo St	0.11mi	4/3.5 (-1)	2,149 (-15%)	2mo	$253,999	$118	62
3613 Black Cloud Dr	0.72mi	5/3.0	2,582 (+3%)	1mo	$380,000	$147	61
302 Tahoe Ave	0.17mi	4/2.5 (-1)	2,173 (-14%)	5mo	$251,999	$116	58
256 Flathead	0.14mi	4/3.5 (-1)	2,149 (-15%)	6mo	$273,999	$128	57
292 Flathead	0.12mi	4/3.5 (-1)	2,149 (-15%)	7mo	$281,999	$131	57
4052 Shaw Tree	0.24mi	4/3.5 (-1)	2,149 (-15%)	5mo	$287,999	$134	54
754 Cumulus Cloud Dr	0.60mi	4/3.5 (-1)	2,742 (+9%)	1mo	$419,990	$153	49

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-61,222
• Equity at exit: $46,520

10-year hold

• IRR: -22.8%
• Equity multiple: 0.00×
• Total profit: $-87,111
• Equity at exit: $26,976

Cash invested: $87,360 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-45

Break-even live

Break-even rent $2,729

Max offer price $305,470

Occupancy floor 97%

Sensitivity live

Price	-10% $170	-5% $63	+0% $-45	+5% $-153	+10% $-261
Rent	-10% $-256	-5% $-151	+0% $-45	+5% $60	+10% $166
Rate	-1.0pp $112	-0.5pp $34	base $-45	+0.5pp $-126	+1.0pp $-208

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Radnor Rd New Braunfels, TX	4.0	4.0	2800	$2,800	$1.00	45d	1	0.53mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	16d	1	0.58mi
5958 Edna Pt New Braunfels, TX	4.0	3.5	2515	$2,650	$1.05	45d	1	0.65mi
316 Hulda Trl New Braunfels, TX	4.0	3.0	2426	$3,000	$1.24	12d	1	0.79mi
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,750	$1.16	6d	1	1.06mi
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	25d	1	1.15mi
240 Oak Creek Way New Braunfels, TX	4.0	2.5	2267	$2,395	$1.06	25d	1	1.27mi
5862 Hopper Ct New Braunfels, TX	5.0	3.0	3099	$3,500	$1.13	45d	1	1.30mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	45d	1	1.31mi

Listing history 7 events

1. 2026-06-21
   days on market $311,999 Active 11 DOM
2. 2026-06-18
   days on market $311,999 Active 8 DOM
3. 2026-06-17
   days on market $311,999 Active 7 DOM
4. 2026-06-16
   days on market $311,999 Active 6 DOM
5. 2026-06-15
   pricedays on market $311,999 Active 5 DOM
6. 2026-06-13
   remarks 371-char remark
7. 2026-06-13
   listed $311,499 Active 3 DOM

ⓘ 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: $32,066
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − Depreciation: −$9,076
• Taxable loss: −$5,857
• Est. tax savings @ 24.0%: +$1,406
• After-tax cash flow: $864/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 · 13 photos

Excellent 95/100 None rehab

This two-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property.

Value-add opportunities

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental.
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds visual interest.
• Both Installing smart home technology — Improves convenience and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds visual interest. ↑
• Both Installing smart home technology — Improves convenience and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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