Hendrix Plan · New Braunfels, TX 78132

$321,749

4 bd · 3.0 ba · 2,142 sqft · SingleFamily · 460 Days on market

Good condition ↓ 20% since listing

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

Key facts

• Picnic area
• Entertainment
• Swimming pool

Tags

• SWIMMING POOL
• PLAYGROUND
• PICNIC AREA
• SHOPPING
• DINING
• ENTERTAINMENT

🏗️ New construction. The $321,749 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $341,419.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $322k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (16.3% below list).
• Recommended offer: $269k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (-2.3%/yr); 1136 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 460 days — a 12% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,308 (16.3% 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 460 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $341,419
• List price: $321,749
• Delta: -5.76%
• 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
5489 Paschal Park	0.15mi	4/3.0	2,142 (0%)	1mo	$315,999	$148	92
5538 Wilder St	0.13mi	4/3.0	2,142 (0%)	3mo	$336,999	$157	92
5537 Paschal Park	0.15mi	4/3.0	2,279 (+6%)	1mo	$363,999	$160	82
1245 Fox Wing Way	0.09mi	4/3.0	2,302 (+8%)	2mo	$310,999	$135	82
5549 Paschal Park	0.15mi	4/3.0	2,302 (+8%)	1mo	$349,999	$152	80
1229 Fox Wing Way	0.13mi	4/3.0	2,302 (+8%)	2mo	$322,999	$140	80
5556 Paschal Park	0.19mi	4/3.0	2,302 (+8%)	0mo	$322,999	$140	78
5481 Paschal Park	0.16mi	4/2.0	2,000 (-7%)	1mo	$330,999	$165	77
1248 Fox Wing Way	0.10mi	4/3.0	2,372 (+11%)	2mo	$350,000	$148	76
5526 Wilder St	0.12mi	4/3.0	2,372 (+11%)	2mo	$355,000	$150	75
5465 Paschal Park	0.17mi	3/2.0 (-1)	1,891 (-12%)	1mo	$317,999	$168	63
956 Tornado Rdg	0.73mi	4/2.0	2,086 (-3%)	0mo	$374,990	$180	57

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: -24.5%
• Equity multiple: 0.18×
• Total profit: $-77,949
• Equity at exit: $50,907

10-year hold

• IRR: -32.3%
• Equity multiple: -0.23×
• Total profit: $-117,234
• Equity at exit: $29,520

Cash invested: $95,597 (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: 1136
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,693 medium
• Mortgage (P&I): −$1,790
• Tax est. 1.5%: −$427 /mo · $5,121/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-232

Break-even live

Break-even rent $2,987

Max offer price $307,857

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-114	+0% $-232	+5% $-350	+10% $-468
Rent	-10% $-445	-5% $-338	+0% $-232	+5% $-126	+10% $-19
Rate	-1.0pp $-60	-0.5pp $-145	base $-232	+0.5pp $-320	+1.0pp $-410

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: $85,355
• Closing costs: $10,243
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,750	$1.16	6d	1	0.14mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	45d	1	0.61mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	16d	1	1.03mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	45d	1	1.15mi

Listing history 23 events

1. 2026-06-21
   days on market $321,749 Active 460 DOM
2. 2026-06-18
   days on market $321,749 Active 457 DOM
3. 2026-06-17
   days on market $321,749 Active 456 DOM
4. 2026-06-16
   days on market $321,749 Active 455 DOM
5. 2026-06-15
   days on market $321,749 Active 454 DOM
6. 2026-06-13
   pricedays on market $321,749 Active 452 DOM
7. 2026-06-09
   days on market $320,999 Active 448 DOM
8. 2026-06-08
   days on market $320,999 Active 447 DOM
9. 2026-06-07
   days on market $320,999 Active 446 DOM
10. 2026-06-04
    days on market $320,999 Active 443 DOM
11. 2026-06-03
    days on market $320,999 Active 442 DOM
12. 2026-06-02
    days on market $320,999 Active 441 DOM
13. 2026-06-02
    days on market $320,999 Active 440 DOM
14. 2026-05-31
    days on market $320,999 Active 439 DOM
15. 2026-05-01
    price $320,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

16. 2026-04-18
    price $315,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

17. 2025-12-02
    price $360,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

18. 2025-11-22
    price $365,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

19. 2025-06-04
    price $370,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

20. 2025-05-23
    price $320,899 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

21. 2025-04-27
    price $385,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

22. 2025-04-24
    price $392,999 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

23. 2025-03-19
    listed $402,999 Active 381-char remark

    Show marketing remark (381 chars)

    This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

ⓘ 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: $32,317
• − Mortgage interest: −$19,125
• − Property taxes: −$5,121
• − Insurance: −$1,707
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − Depreciation: −$9,932
• Taxable loss: −$8,739
• Est. tax savings @ 24.0%: +$2,097
• After-tax cash flow: $-686/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

This single-family home is in good condition with a modern, low-maintenance layout. It has a good exterior, well-maintained interior, and a good roof. The property is ready for a new owner and can be enhanced with some exterior painting and landscaping to further increase its value.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase 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

Price history

-20.3% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $320,999 Zillow
• 2026-04-18 Price Changed $315,999 Zillow
• 2025-12-02 Price Changed $360,999 Zillow
• 2025-11-22 Price Changed $365,999 Zillow
• 2025-06-04 Price Changed $370,999 Zillow
• 2025-05-23 Price Changed $320,899 Zillow
• 2025-04-27 Price Changed $385,999 Zillow
• 2025-04-24 Price Changed $392,999 Zillow
• 2025-03-19 Listed $402,999 Zillow