Brower Plan · New Braunfels, TX 78132

$209,999

3 bd · 2.0 ba · 1,213 sqft · SingleFamily · 41 Days on market

Good condition

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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 +7.3/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• 1% rule +2.1/10.0
• Rent growth +1.9/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location at the front of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms just off the main living areas, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: List price $209,999

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Single-family plan (Brower)
• Exterior features: Living area of 1213

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: New construction plan (Brower)

🏗️ New construction. The $209,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $232,166.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (21.7% below list).
• Recommended offer: $164k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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 (-2.3%/yr); 1096 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 15% 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 $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 41 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $164,424 (21.7% 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 41 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $232,166
• List price: $209,999
• Delta: -9.55%
• 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
787 Bullsnake Trl	0.09mi	3/2.0	1,266 (+4%)	9mo	$215,999	$171	81
730 Tulsa Trl	0.18mi	3/2.0	1,266 (+4%)	6mo	$199,900	$158	79
3765 Swift Fox Rd	0.39mi	3/2.0	1,266 (+4%)	3mo	$194,990	$154	72
3741 Swift Fox Rd	0.35mi	3/2.0	1,266 (+4%)	9mo	$204,999	$162	69
3849 Swift Fox Rd	0.54mi	3/2.0	1,266 (+4%)	1mo	$214,999	$170	67
3817 Swift Fox Rd	0.47mi	3/2.0	1,266 (+4%)	6mo	$215,999	$171	66
3805 Swift Fox Rd	0.45mi	3/2.0	1,266 (+4%)	8mo	$214,999	$170	65
3833 Swift Fox Rd	0.50mi	3/2.0	1,266 (+4%)	6mo	$219,007	$173	65
3636 Tilden	0.24mi	3/2.0	1,379 (+14%)	2mo	$229,500	$166	64
825 Day Break Dr	0.24mi	3/2.0	1,354 (+12%)	10mo	$212,549	$157	61
3972 Trinity Trl	0.70mi	2/2.0 (-1)	1,261 (+4%)	5mo	$181,900	$144	52
647 Cherokee	0.62mi	2/2.0 (-1)	1,048 (-14%)	10mo	$205,000	$196	35

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: -29.3%
• Equity multiple: 0.05×
• Total profit: $-61,872
• Equity at exit: $34,617

10-year hold

• IRR: -48.1%
• Equity multiple: -0.50×
• Total profit: $-97,452
• Equity at exit: $20,073

Cash invested: $65,006 (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 78132

• Rents YoY: -2.3%
• Active inventory: 1096
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$1,218
• Tax est. 1.5%: −$290 /mo · $3,482/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-305

Break-even live

Break-even rent $2,031

Max offer price $187,960

Occupancy floor —

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: $58,041
• Closing costs: $6,965
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	0.08mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	43d	1	0.09mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	0.12mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	2d	1	0.28mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	2d	1	0.28mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	14d	1	0.34mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	4d	1	0.35mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	23d	1	0.70mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	10d	1	0.98mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	23d	1	0.99mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	4d	1	1.08mi
2701 Farm to Market Road 1044 Unit 22 New Braunfels, TX	2.0	1.5	1301	$1,429	$1.10	19d	1	1.09mi
2744 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	12d	1	1.12mi
2754 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	17d	1	1.14mi
2754 Farm to Market Road 1044 Unit 2754 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	43d	1	1.14mi
3143 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1373	$1,325	$0.97	14d	1	1.14mi
2764 Farm to Market Road 1044 Unit 2764 New Braunfels, TX	3.0	2.0	1100	$1,295	$1.18	43d	1	1.15mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	4d	1	1.16mi
3040 Pine Valley Dr New Braunfels, TX	2.0	2.0	956	$1,325	$1.39	1d	1	1.17mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	43d	1	1.21mi
3032 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1335	$1,650	$1.24	43d	1	1.24mi
337 S Water Ln New Braunfels, TX	2.0	2.0	1079	$1,295	$1.20	23d	1	1.25mi
3028 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1214	$1,395	$1.15	43d	1	1.25mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	43d	1	1.27mi
3008 Pine Valley Dr New Braunfels, TX	3.0	2.0	1206	$1,450	$1.20	43d	1	1.28mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	23d	1	1.29mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	43d	1	1.29mi
3012 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1447	$1,475	$1.02	19d	1	1.31mi
3011 Lodgepole Ln New Braunfels, TX	3.0	2.0	1335	$1,425	$1.07	43d	1	1.33mi
2997 Rosenholz St New Braunfels, TX	3.0	2.5	1350	$1,695	$1.26	4d	8	1.36mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	16d	1	1.40mi

Listing history 14 events

1. 2026-06-18
   days on market $209,999 Active 41 DOM
2. 2026-06-17
   days on market $209,999 Active 40 DOM
3. 2026-06-16
   days on market $209,999 Active 39 DOM
4. 2026-06-15
   days on market $209,999 Active 38 DOM
5. 2026-06-13
   days on market $209,999 Active 36 DOM
6. 2026-06-09
   days on market $209,999 Active 32 DOM
7. 2026-06-08
   days on market $209,999 Active 31 DOM
8. 2026-06-07
   days on market $209,999 Active 30 DOM
9. 2026-06-04
   days on market $209,999 Active 27 DOM
10. 2026-06-03
    days on market $209,999 Active 26 DOM
11. 2026-06-02
    days on market $209,999 Active 25 DOM
12. 2026-06-02
    days on market $209,999 Active 24 DOM
13. 2026-05-31
    days on market $209,999 Active 23 DOM
14. 2026-05-08
    listed $209,999 Active 401-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: $19,731
• − Mortgage interest: −$13,005
• − Property taxes: −$3,482
• − Insurance: −$1,161
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$6,754
• Taxable loss: −$7,828
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $-1,787/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 · 3 photos

Good 75/100 Cosmetic rehab

This single-level home presents as move-in ready with good condition and minimal maintenance required. Fresh paint and clean gutters can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace or clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace or clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 264.0

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: 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