Highgate Plan · New Braunfels, TX 78132

$224,999

4 bd · 2.5 ba · 1,802 sqft · SingleFamily · 79 Days on market

Good condition

---

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 +6.5/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +1.9/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Upon entry of this spacious two-story home are the family room, dining room and a chef-ready kitchen arranged in a desirable open floorplan that promotes seamless transition between spaces. Down the hallway is the tranquil owner's suite with a convenient adjoining bathroom. Upstairs, a sprawling game room offers endless possibilities, while on the opposite end of the floor are three secondary bedrooms to accommodate the family.

Key facts

• Chef-ready kitchen
• Open floorplan
• Adjoining bathroom

Tags

• OPEN FLOORPLAN
• CHEF-READY KITCHEN
• TRANQUIL OWNER'S SUITE
• ADJOINING BATHROOM
• SPRAWLING GAME ROOM

🏗️ New construction. The $224,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,783.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-475 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: Morningside El (math 44% / reading 33%, grade F, #1,680 of 4,322 statewide, top 40%, 810 students, 63% FRL); Canyon Middle (math 48% / reading 44%, grade D+, #462 of 1,662 statewide, top 28%, 1,175 students, 47% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.3%/yr); 1526 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).
• This rent is only 16% of the median local income ($135k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $182,868 (18.7% 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 79 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $277,783
• List price: $224,999
• Delta: -19.00%
• 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
617 Community Dr	0.44mi	3/2.5 (-1)	1,849 (+3%)	3mo	$299,500	$162	68
3860 Northaven Trl	0.54mi	4/2.5	1,891 (+5%)	1mo	$248,000	$131	65
3840 Swift Fox Rd	0.57mi	4/2.5	1,867 (+4%)	4mo	$238,999	$128	64
3840 Northaven Trl	0.50mi	4/2.0	1,904 (+6%)	4mo	$245,000	$129	62
720 Horsetail Ln	0.53mi	4/2.0	1,667 (-8%)	1mo	$218,500	$131	60
1052 Slight St	0.53mi	3/2.0 (-1)	1,925 (+7%)	3mo	$379,900	$197	54
3832 Swift Fox Rd	0.55mi	4/2.0	1,600 (-11%)	2mo	$209,500	$131	52
3844 Northaven Trl	0.51mi	3/2.0 (-1)	1,634 (-9%)	2mo	$254,000	$155	52
3852 Northaven	0.53mi	4/3.0	2,024 (+12%)	1mo	$259,500	$128	52
3825 Swift Fox Rd	0.54mi	4/2.0	1,600 (-11%)	5mo	$210,000	$131	50
3157 Pinecone Cv	0.69mi	3/2.0 (-1)	1,912 (+6%)	1mo	$329,999	$173	50
3955 Trail De Paris	0.71mi	3/2.5 (-1)	1,937 (+8%)	3mo	$244,000	$126	47

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: -32.4%
• Equity multiple: -0.04×
• Total profit: $-80,600
• Equity at exit: $41,418

10-year hold

• IRR: -59.5%
• Equity multiple: -0.67×
• Total profit: $-129,743
• Equity at exit: $24,018

Cash invested: $77,779 (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: 67 active · 27 under contract
• Months of supply: 12.6 mo (8%/mo absorbed)
• Median asking: $255,000 ($154/sqft)
• Median days on market: 79 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +0.2% vs 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: 1526
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,829 high
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,167/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-475

Break-even live

Break-even rent $2,430

Max offer price $209,044

Occupancy floor —

Sensitivity live

Price	-10% $-283	-5% $-379	+0% $-475	+5% $-571	+10% $-667
Rent	-10% $-620	-5% $-547	+0% $-475	+5% $-403	+10% $-331
Rate	-1.0pp $-335	-0.5pp $-404	base $-475	+0.5pp $-547	+1.0pp $-620

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: $69,446
• Closing costs: $8,333
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	139d	1	0.14mi
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,595	$1.11	10d	1	0.15mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	139d	1	0.15mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	139d	1	0.18mi
736 Bullsnake Trl New Braunfels, TX	4.0	2.5	1950	$1,695	$0.87	10d	1	0.18mi
757 Tulsa Trl New Braunfels, TX	4.0	2.0	1627	$1,595	$0.98	10d	1	0.19mi
758 Tulsa Trl New Braunfels, TX	3.0	2.0	1440	$1,550	$1.08	43d	1	0.22mi
738 Tulsa Trl New Braunfels, TX	4.0	2.0	1627	$1,575	$0.97	10d	1	0.23mi
726 Tulsa Trl New Braunfels, TX	4.0	2.5	1958	$1,775	$0.91	64d	1	0.24mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	139d	1	0.25mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,525	$1.09	43d	1	0.33mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	98d	1	0.33mi
648 Muskogee Bnd New Braunfels, TX	3.0	2.0	2470	$1,945	$0.79	3d	1	0.34mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,499	$1.11	56d	1	0.38mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	110d	1	0.39mi
3729 Wentz Hill Dr Marion, TX	3.0	2.0	1550	$1,595	$1.03	56d	1	0.39mi
3759 Moon Hill Rd Marion, TX	4.0	2.0	1483	$1,575	$1.06	23d	1	0.45mi
3744 Axis Hill St New Braunfels, TX	3.0	2.0	1402	$1,475	$1.05	23d	1	0.46mi
3771 Moon Hill Rd Marion, TX	4.0	2.0	1483	$1,445	$0.97	28d	1	0.47mi
3820 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,540	$1.22	82d	1	0.52mi
660 Community Dr New Braunfels, TX	4.0	2.5	2394	$1,999	$0.84	0d	1	0.54mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,400	$1.16	68d	1	0.55mi
755 Wonderland Trl Santa Clara, TX	3.0	2.5	1937	$1,799	$0.93	80d	1	0.55mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	112d	1	0.56mi
667 Anthem Ln New Braunfels, TX	3.0	2.5	2204	$1,947	$0.88	0d	1	0.57mi
3129 Morlanga St New Braunfels, TX	4.0	2.5	2407	$1,995	$0.83	67d	1	0.57mi
3129 Morlanga St New Braunfels, TX	4.0	2.5	2407	$2,295	$0.95	55d	1	0.57mi
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	139d	1	0.61mi
3927 Turtle Crk New Braunfels, TX	3.0	2.0	1686	$1,800	$1.07	43d	1	0.61mi
3926 Turtle Crk New Braunfels, TX	3.0	2.0	1304	$1,550	$1.19	72d	1	0.61mi
3895 Trail de Paris Santa Clara, TX	5.0	2.5	2502	$2,050	$0.82	55d	1	0.62mi
3940 Prairie Crk New Braunfels, TX	3.0	2.0	1580	$1,600	$1.01	75d	1	0.63mi
3940 Prairie Crk New Braunfels, TX	3.0	2.0	1602	$1,550	$0.97	56d	1	0.63mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,325	$0.89	55d	1	0.64mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,500	$0.95	97d	1	0.64mi
3953 Prairie Crk New Braunfels, TX	5.0	2.5	2470	$2,200	$0.89	107d	1	0.66mi
3935 Trail de Paris New Braunfels, TX	3.0	2.0	1602	$1,600	$1.00	43d	1	0.66mi
3961 Prairie Crk New Braunfels, TX	4.0	2.5	2439	$1,950	$0.80	5d	1	0.67mi
3961 Prairie Crk New Braunfels, TX	4.0	2.5	2350	$1,995	$0.85	9d	1	0.67mi
3960 Prairie Crk New Braunfels, TX	3.0	2.0	1305	$1,650	$1.26	10d	1	0.67mi

Property features AI

Finance

• Other: Address: Marion, TX 78132
• Financial info: List price $224,999

Exterior

• Home design: Single-family home (Plan: Highgate)New construction
• Construction: Built from Highgate plan
• Exterior features: Living area of 1,802 (living space)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan: Highgate

Listing history 43 events

1. 2026-07-26
   days on market $224,999 Active 79 DOM
2. 2026-07-24
   days on market $224,999 Active 77 DOM
3. 2026-07-23
   days on market $224,999 Active 76 DOM
4. 2026-07-22
   days on market $224,999 Active 75 DOM
5. 2026-07-21
   days on market $224,999 Active 74 DOM
6. 2026-07-20
   days on market $224,999 Active 73 DOM
7. 2026-07-18
   days on market $224,999 Active 71 DOM
8. 2026-07-18
   days on market $224,999 Active 70 DOM
9. 2026-07-16
   days on market $224,999 Active 69 DOM
10. 2026-07-15
    days on market $224,999 Active 68 DOM
11. 2026-07-14
    days on market $224,999 Active 67 DOM
12. 2026-07-13
    days on market $224,999 Active 66 DOM
13. 2026-07-13
    days on market $224,999 Active 65 DOM
14. 2026-07-11
    days on market $224,999 Active 64 DOM
15. 2026-07-10
    days on market $224,999 Active 63 DOM
16. 2026-07-09
    days on market $224,999 Active 62 DOM
17. 2026-07-07
    days on market $224,999 Active 60 DOM
18. 2026-07-06
    days on market $224,999 Active 59 DOM
19. 2026-07-05
    days on market $224,999 Active 58 DOM
20. 2026-07-03
    days on market $224,999 Active 56 DOM
21. 2026-07-02
    days on market $224,999 Active 55 DOM
22. 2026-07-01
    days on market $224,999 Active 54 DOM
23. 2026-06-30
    days on market $224,999 Active 53 DOM
24. 2026-06-29
    days on market $224,999 Active 52 DOM
25. 2026-06-28
    days on market $224,999 Active 51 DOM
26. 2026-06-26
    days on market $224,999 Active 49 DOM
27. 2026-06-24
    days on market $224,999 Active 47 DOM
28. 2026-06-22
    days on market $224,999 Active 45 DOM
29. 2026-06-21
    days on market $224,999 Active 44 DOM
30. 2026-06-18
    days on market $224,999 Active 41 DOM
31. 2026-06-17
    days on market $224,999 Active 40 DOM
32. 2026-06-16
    days on market $224,999 Active 39 DOM
33. 2026-06-15
    days on market $224,999 Active 38 DOM
34. 2026-06-13
    days on market $224,999 Active 36 DOM
35. 2026-06-09
    days on market $224,999 Active 32 DOM
36. 2026-06-08
    days on market $224,999 Active 31 DOM
37. 2026-06-07
    days on market $224,999 Active 30 DOM
38. 2026-06-04
    days on market $224,999 Active 27 DOM
39. 2026-06-03
    days on market $224,999 Active 26 DOM
40. 2026-06-02
    days on market $224,999 Active 25 DOM
41. 2026-06-02
    days on market $224,999 Active 24 DOM
42. 2026-05-31
    days on market $224,999 Active 23 DOM
43. 2026-05-08
    listed $224,999 Active 431-char remark

ⓘ 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: $21,944
• − Mortgage interest: −$15,560
• − Property taxes: −$4,167
• − Insurance: −$1,389
• − Repairs & maintenance: −$1,756
• − Management: −$1,756
• − Depreciation: −$8,081
• Taxable loss: −$10,764
• Est. tax savings @ 24.0%: +$2,583
• After-tax cash flow: $-3,117/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

Good 80/100 Cosmetic rehab Est. rehab $9,010–$27,030 screening

This spacious two-story home is in excellent condition with a modern and well-maintained interior and exterior. It offers a high ROI with updates that can further enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting the exterior in a more vibrant color — Enhances curb appeal and resale value. ↑
• Both Updating the flooring in the kitchen and bathrooms — Improves aesthetics and functionality. ↑
• Both Adding smart home features — Enhances convenience and marketability for both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Morningside El F TX #1,680/4,322 Nat'l #20,973/41,679 Middle Canyon Middle D+ TX #462/1,662 Nat'l #4,433/14,009 High Canyon H S B- TX #237/1,632 Nat'l #3,220/17,239

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

• Census place: New Braunfels, TX
• 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

---

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: 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%

---

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

---

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

Property features AI

Finance

• Other: Address: Marion, TX 78132
• Financial info: List price $224,999

Exterior

• Home design: Single-family home (Plan: Highgate)New construction
• Construction: Built from Highgate plan
• Exterior features: Living area of 1,802 (living space)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: New construction plan: Highgate