1851 Nuthatch Rdg · New Braunfels, TX 78130

$229,000

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 155 Days on market

Built 2025 Excellent condition 4,791 sqft lot $137/sqft · 50% below area Est $455k · 50% under $32/mo HOA · 1% of rent ↓ 23% 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• Condition / age +4.8/5.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $79 ($943/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 $214k (6.4% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• New Braunfels ISD (urban): math 47% / reading 53% proficiency, ranked #157 of 826 in TX (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.0%/yr); 1932 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 155 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $201,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (median comp): $454,961
• List price: $229,000
• Delta: -49.67%
• 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
2 Ridge	0.08mi	3/2.0 (-1)	1,786 (+7%)	5mo	$485,000	$272	75
1839 Nuthatch Rdg	0.00mi	3/2.0 (-1)	1,474 (-12%)	7mo	$217,999	$148	70
1879 Nuthatch Rdg	0.00mi	3/2.0 (-1)	1,904 (+14%)	6mo	$266,999	$140	66
1843 Nuthatch Rdg	0.00mi	3/2.0 (-1)	1,904 (+14%)	7mo	$266,999	$140	66
221 Woodland Ave	0.50mi	3/1.5 (-1)	1,682 (+1%)	5mo	$300,000	$178	64
3011 Nash Dr	0.64mi	4/2.0	1,777 (+7%)	4mo	$396,990	$223	56
3012 Nash Dr	0.63mi	3/2.0 (-1)	1,555 (-7%)	0mo	$356,990	$230	54
3059 Pike Dr	0.68mi	4/2.0	1,777 (+7%)	8mo	$389,990	$219	51
111 Mission	0.68mi	3/2.0 (-1)	1,798 (+8%)	0mo	$437,000	$243	50
3027 Pike Dr	0.61mi	3/2.0 (-1)	1,555 (-7%)	10mo	$389,990	$251	47
3063 Pike Dr	0.69mi	3/2.0 (-1)	1,555 (-7%)	7mo	$369,990	$238	46
1335 Patio Dr	0.40mi	3/2.0 (-1)	1,897 (+14%)	11mo	$399,000	$210	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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-38,329
• Equity at exit: $34,145

10-year hold

• IRR: -16.6%
• Equity multiple: 0.20×
• Total profit: $-50,991
• Equity at exit: $19,800

Cash invested: $64,120 (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: 1932
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$32
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $79

Break-even live

Break-even rent $2,044

Max offer price $229,000

Occupancy floor 91%

Sensitivity live

Price	-10% $237	-5% $158	+0% $79	+5% $-1	+10% $-80
Rent	-10% $-91	-5% $-6	+0% $79	+5% $163	+10% $248
Rate	-1.0pp $194	-0.5pp $137	base $79	+0.5pp $19	+1.0pp $-41

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Independence Dr New Braunfels, TX	3.0	1.0–2.0	950	$2,005	$2.11	2d	21	0.37mi
805 Timber Dr New Braunfels, TX	3.0	2.0	1740	$2,700	$1.55	24d	1	0.41mi
641 Evergreen Ln New Braunfels, TX	3.0	2.5	1895	$3,800	$2.01	24d	1	0.45mi
2215 Independence Dr Unit 3213 New Braunfels, TX	3.0	2.0	1391	$1,713	$1.23	4d	1	0.45mi
1728 Jesse Guerrero Cir New Braunfels, TX	2.0–3.0	2.0–2.5	1228	$1,875	$1.53	3d	17	0.48mi
1079 Canyon Dr New Braunfels, TX	3.0	2.0	1369	$1,700	$1.24	24d	1	0.50mi
1661 Independence Dr New Braunfels, TX	3.0	1.0–2.0	937	$1,820	$1.94	3d	24	0.53mi
929 Ohio St New Braunfels, TX	3.0	2.0	1081	$1,495	$1.38	24d	1	0.66mi
1662 Independence Dr Unit 4-2 New Braunfels, TX	4.0	2.5	1422	$1,666	$1.17	44d	1	0.67mi
2745 Westpointe Dr New Braunfels, TX	3.0	1.0–2.5	1028	$3,785	$3.68	2d	68	0.74mi
917 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	24d	1	0.74mi
921 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	44d	1	0.75mi
3069 Charyn Way New Braunfels, TX	3.0	2.0	1749	$2,390	$1.37	22d	1	0.75mi
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	44d	1	0.76mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1273	$1,775	$1.39	3d	1	0.77mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	15d	1	0.80mi
103 Brentwood Dr Unit 103 New Braunfels, TX	3.0	2.0	1394	$1,550	$1.11	44d	1	0.86mi
105 Brentwood Dr Unit 105 New Braunfels, TX	3.0	2.0	1394	$1,550	$1.11	44d	1	0.86mi
112 Ohio St New Braunfels, TX	3.0	2.0	1160	$1,625	$1.40	18d	1	0.97mi
2281 Kiskadee Dr New Braunfels, TX	3.0	2.0	1684	$2,395	$1.42	24d	1	1.25mi
2162 Kiskadee Dr New Braunfels, TX	3.0	2.0	1822	$2,050	$1.13	12d	1	1.29mi
902 N Academy Ave New Braunfels, TX	3.0–4.0	2.5–3.5	1731	$2,629	$1.52	2d	57	1.37mi
550 N Santa Clara Ave Unit 4 New Braunfels, TX	4.0	3.5	1801	$2,077	$1.15	13d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 23 events

1. 2026-06-21
   days on market $229,000 Active 155 DOM
2. 2026-06-18
   days on market $229,000 Active 152 DOM
3. 2026-06-17
   days on market $229,000 Active 151 DOM
4. 2026-06-16
   days on market $229,000 Active 150 DOM
5. 2026-06-15
   days on market $229,000 Active 149 DOM
6. 2026-06-13
   days on market $229,000 Active 147 DOM
7. 2026-06-09
   days on market $229,000 Active 143 DOM
8. 2026-06-08
   days on market $229,000 Active 142 DOM
9. 2026-06-07
   days on market $229,000 Active 141 DOM
10. 2026-06-04
    days on market $229,000 Active 138 DOM
11. 2026-06-03
    days on market $229,000 Active 137 DOM
12. 2026-06-02
    statusdays on market $229,000 Active 136 DOM
13. 2026-06-02
    days on market $229,000 Price Change 135 DOM
14. 2026-05-31
    days on market $229,000 Price Change 134 DOM
15. 2026-05-02
    price $229,500 543-char remark

    Show marketing remark (543 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

16. 2026-04-11
    price $234,500 543-char remark

    Show marketing remark (543 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

17. 2026-03-25
    price $235,000 543-char remark

    Show marketing remark (543 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

18. 2026-02-20
    price $240,000 543-char remark

    Show marketing remark (543 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

19. 2026-01-17
    listed $245,000 New 543-char remark

    Show marketing remark (543 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

20. 2025-12-26
    soldstatus Sold 525-char remark

    Show marketing remark (525 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2025-12-20
    status Pending 525-char remark

    Show marketing remark (525 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2025-10-26
    price $291,999 525-char remark

    Show marketing remark (525 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

23. 2025-10-22
    listed $296,999 New 525-char remark

    Show marketing remark (525 chars)

    The Ramsey- This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet. Prices and features may vary and are subject to change. 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: $25,719
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − HOA: −$384
• − Depreciation: −$6,662
• Taxable loss: −$2,849
• Est. tax savings @ 24.0%: +$684
• After-tax cash flow: $1,627/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 · 12 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with a modern design and fresh paint. It's move-in ready and would benefit from some exterior enhancements and updates to the bathrooms and kitchen.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and improves functionality ↑

ⓘ 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: New Braunfels ISD
• NCES district ID: 4832370
• Math proficiency: 47% ▼ -10.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $60,945
• Composite: 43.81/100
• National rank: #2931
• State rank: #157 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

-22.7% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $229,500 LERA
• 2026-04-11 Price Changed $234,500 LERA
• 2026-03-25 Price Changed $235,000 LERA
• 2026-02-20 Price Changed $240,000 LERA
• 2026-01-17 Listed $245,000 LERA
• 2025-12-26 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-10-26 Price Changed $291,999 LERA
• 2025-10-22 Listed $296,999 LERA