264 Rosalie · New Braunfels, TX 78130

$409,000

6 bd · 2.0 ba · 1,175 sqft · MultiFamily public records · 136 Days on market

Built 2013 8,276 sqft lot $348/sqft · 98% above area Est $414k · at est. $18/mo HOA · 1% of rent

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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 +21.3/30.0
• ARV discount +8.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Exceptional investment opportunity in the desirable I35 Corridor between Austin and San Antonio featuring this well-maintained 2014 brick duplex with both sides currently leased. Unit 264 is $1,595 monthly with one year remaining on the lease. Unit 266 is $1,395 monthly on a new lease that just started 3/21/2026. Perfect for buy-and-hold investors, this property offers remarkably low carrying costs including property taxes and HOA fees of only $220 annually for both units. Each side features 3 bedrooms, 2 bathrooms, and a 2-car attached garage, plus a fully fenced in backyard!

Key facts

• Low carrying costs
• 8,276 sq ft lot
• 4 parking spots

Tags

• WELL-MAINTAINED BRICK DUPLEX
• IMMEDIATE CASH FLOW POTENTIAL
• LOW CARRYING COSTS
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $409k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive. Per door: $300/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $409k).
• Recommended offer: $360k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• At $4,496/mo this rent would consume 65% of the median local household income ($83k/yr) (locally 2912% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 136 days — a 12% lower offer ($360k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago 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.
• Current owner paid $280k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $413,576
• List price: $409,000
• Delta: -1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Anne Louise Dr Unit A & B	0.17mi	6/4.0	1,212 (+3%)	2mo	$440,000	$363	77

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-41,087
• Equity at exit: $60,983

10-year hold

• IRR: -5.8%
• Equity multiple: 0.68×
• Total profit: $-36,895
• Equity at exit: $35,363

Cash invested: $114,520 (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: 15.2×

Monthly cashflow live

• Estimated rent: $4,496 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$618 /mo · $7,422/yr
• Insurance: −$170
• HOA: −$18
• Vacancy / Maint / Mgmt: −$944
• Net cashflow: $600

Break-even live

Break-even rent $3,736

Max offer price $409,000

Occupancy floor 82%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,496
Total (2 units)			$4,496

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: $102,250
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $18 · $216/yr

Listing history 31 events

1. 2026-06-18
   days on market $409,000 Active 136 DOM
2. 2026-06-17
   days on market $409,000 Active 135 DOM
3. 2026-06-16
   days on market $409,000 Active 134 DOM
4. 2026-06-15
   days on market $409,000 Active 133 DOM
5. 2026-06-13
   days on market $409,000 Active 131 DOM
6. 2026-06-09
   days on market $409,000 Active 127 DOM
7. 2026-06-08
   days on market $409,000 Active 126 DOM
8. 2026-06-07
   days on market $409,000 Active 125 DOM
9. 2026-06-04
   days on market $409,000 Active 122 DOM
10. 2026-06-03
    days on market $409,000 Active 121 DOM
11. 2026-06-02
    days on market $409,000 Active 120 DOM
12. 2026-06-02
    days on market $409,000 Active 119 DOM
13. 2026-05-31
    days on market $409,000 Active 118 DOM
14. 2026-02-02
    listed $409,000 New 583-char remark

    Show marketing remark (583 chars)

    Exceptional investment opportunity in the desirable I35 Corridor between Austin and San Antonio featuring this well-maintained 2014 brick duplex with both sides currently leased. Unit 264 is $1,595 monthly with one year remaining on the lease. Unit 266 is $1,395 monthly on a new lease that just started 3/21/2026. Perfect for buy-and-hold investors, this property offers remarkably low carrying costs including property taxes and HOA fees of only $220 annually for both units. Each side features 3 bedrooms, 2 bathrooms, and a 2-car attached garage, plus a fully fenced in backyard!

15. 2026-01-30
    historical
16. 2026-01-16
    status Back on Market
17. 2026-01-08
    historical
18. 2025-07-08
    listed $419,000 New
19. 2025-06-21
    historical $1,595
20. 2025-06-06
    listed $1,595
21. 2025-06-01
    historical $1,595
22. 2025-03-27
    listed $1,595
23. 2025-03-27
    historical $1,595
24. 2025-02-07
    listed $1,595
25. 2024-07-19
    historical $1,595
26. 2024-07-18
    listed $1,595
27. 2024-07-17
    historical $1,595
28. 2024-04-25
    price $1,595
29. 2024-01-16
    listed $1,625
30. 2014-02-28
    soldstatus $279,900
31. 2013-09-20
    listed $279,900

ⓘ 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: $7,422 · $618/mo
• Projected year-2 tax: $7,485 · $624/mo
• Expected delta: +$63/yr (+$5/mo · 0.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,952
• − Mortgage interest: −$22,910
• − Property taxes: −$7,422
• − Insurance: −$2,045
• − Repairs & maintenance: −$4,316
• − Management: −$4,316
• − HOA: −$216
• − Depreciation: −$11,898
• Taxable income: $828
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $7,002/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

+46.1% since first listed

18 events — show timeline

• 2026-02-02 Listed $409,000 LERA
• 2026-01-30 Listing Removed — LERA
• 2026-01-16 Relisted — LERA
• 2026-01-08 Listing Removed — LERA
• 2025-07-08 Listed $419,000 LERA
• 2025-06-21 Rental Removed $1,595 APPFOLIO
• 2025-06-06 Listed for Rent $1,595 APPFOLIO
• 2025-06-01 Rental Removed $1,595 CTXMLS
• 2025-03-27 Listed for Rent $1,595 CTXMLS
• 2025-03-27 Rental Removed $1,595 APPFOLIO
• 2025-02-07 Listed for Rent $1,595 APPFOLIO
• 2024-07-19 Rental Removed $1,595 APPFOLIO
• 2024-07-18 Listed for Rent $1,595 APPFOLIO
• 2024-07-17 Rental Removed $1,595 CTXMLS
• 2024-04-25 Price Changed $1,595 CTXMLS
• 2024-01-16 Listed for Rent $1,625 CTXMLS
• 2014-02-28 Sold (MLS) $279,900 CTXMLS
• 2013-09-20 Listed $279,900 CTXMLS

Property tax history

+14.8%/yr

Latest (2026): $7,422 · -1.3% YoY. Source: county tax records.