Oakridge Plan · New Braunfels, TX 78130

$214,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 383 Days on market

Excellent condition ↓ 17% 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 +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.6/10.0
• DSCR +2.2/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting 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

🏗️ New construction. The $214,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $228,999.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (19.5% below list).
• Recommended offer: $173k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Zoned schools: Klein Road El (math 43% / reading 50%, grade D-, #1,080 of 4,322 statewide, top 25%, 697 students, 46% FRL); New Braunfels Middle (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,301 students, 44% FRL); New Braunfels H S (math 53% / reading 10%, grade F, #1,073 of 1,632 statewide, top 66%, 1,926 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1958 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 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 $7k of value loss. Plan a longer hold.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 383 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,115 (19.5% 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 383 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: 0.76% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $228,999
• List price: $214,999
• Delta: -6.11%
• 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
323 Moscato Rd	0.04mi	3/2.0	1,266 (0%)	1mo	$199,999	$158	97
404 Moscato Rd	0.01mi	3/2.0	1,402 (+11%)	3mo	$215,999	$154	79
413 Moscato Rd	0.05mi	3/2.0	1,402 (+11%)	2mo	$218,999	$156	78
315 Moscato Rd	0.05mi	3/2.0	1,402 (+11%)	2mo	$219,999	$157	78
326 Moscato Rd	0.01mi	3/2.0	1,411 (+12%)	3mo	$215,999	$153	78
405 Moscato Rd	0.04mi	3/2.0	1,411 (+12%)	2mo	$221,999	$157	78
3403 Muenster Ave	0.27mi	3/2.0	1,411 (+12%)	3mo	$203,999	$145	66
528 Roquefort St	0.25mi	3/2.0	1,402 (+11%)	7mo	$236,999	$169	64
544 Roquefort St	0.27mi	3/2.0	1,402 (+11%)	8mo	$224,999	$160	63
3415 Muenster Ave	0.29mi	3/2.0	1,402 (+11%)	7mo	$236,999	$169	62
3318 Noir Ln	0.31mi	3/2.0	1,402 (+11%)	6mo	$221,999	$158	62
2937 Field Vw	0.47mi	3/2.0	1,448 (+14%)	7mo	$249,900	$173	48

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-55,845
• Equity at exit: $34,144

10-year hold

• IRR: -38.1%
• Equity multiple: -0.34×
• Total profit: $-85,758
• 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: 1958
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-215

Break-even live

Break-even rent $2,003

Max offer price $197,895

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-136	+0% $-215	+5% $-294	+10% $-373
Rent	-10% $-352	-5% $-283	+0% $-215	+5% $-147	+10% $-78
Rate	-1.0pp $-100	-0.5pp $-157	base $-215	+0.5pp $-274	+1.0pp $-335

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Moscato Rd New Braunfels, TX	3.0	2.0	1404	$1,589	$1.13	46d	1	0.03mi
413 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,750	$1.25	6d	1	0.05mi
315 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	46d	1	0.06mi
311 Moscato Rd New Braunfels, TX	4.0	2.0	1575	$1,995	$1.27	15d	1	0.07mi
508 Havarti Way New Braunfels, TX	3.0	2.0	1362	$1,625	$1.19	1d	1	0.13mi
508 Havarti Way New Braunfels, TX	3.0	2.0	1340	$1,695	$1.26	18d	1	0.13mi
529 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,800	$1.28	46d	1	0.19mi
544 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,699	$1.21	46d	1	0.21mi
227 Stevens Smt New Braunfels, TX	3.0	2.0	1234	$1,550	$1.26	1d	1	0.26mi
134 Stacy Ln New Braunfels, TX	3.0	2.0	1372	$1,395	$1.02	22d	1	0.28mi
534 Chevre Rd New Braunfels, TX	4.0	2.0	1600	$1,550	$0.97	46d	1	0.30mi
212 Stacy Ln Canyon Lake, TX	3.0	2.0	1370	$1,595	$1.16	26d	1	0.30mi
330 Franchi Way New Braunfels, TX	3.0	2.0	1233	$1,800	$1.46	26d	1	0.31mi
322 Franchi Way New Braunfels, TX	3.0	2.0	1633	$1,750	$1.07	4d	1	0.33mi
204 Ragsdale Way New Braunfels, TX	3.0	2.0	1372	$1,500	$1.09	46d	1	0.34mi
163 Laurel Grace Ln New Braunfels, TX	3.0	2.0	1691	$2,090	$1.24	1d	1	0.36mi
330 Emma Dr New Braunfels, TX	3.0	2.0	1325	$1,625	$1.23	46d	1	0.39mi
211 Kaspar Way New Braunfels, TX	3.0	2.0	1372	$1,395	$1.02	26d	1	0.40mi
337 Emma Dr New Braunfels, TX	3.0	2.0	1372	$1,525	$1.11	4d	1	0.43mi
174 Joanne Cv New Braunfels, TX	3.0	2.0	1373	$1,395	$1.02	1d	1	0.44mi
351 Emma Dr Unit 351 Canyon Lake, TX	3.0	2.0	1372	$1,540	$1.12	26d	1	0.45mi
400 Emma Dr New Braunfels, TX	3.0	2.0	1325	$1,625	$1.23	46d	1	0.47mi
367 Emma Dr , TX	3.0	2.5	1310	$1,650	$1.26	26d	1	0.47mi
408 Emma Dr New Braunfels, TX	3.0	2.0	1325	$1,625	$1.23	46d	1	0.48mi
412 Emma Dr New Braunfels, TX	3.0	2.0	1325	$1,625	$1.23	46d	1	0.49mi
155 Joanne Cv New Braunfels, TX	3.0	2.0	1370	$1,395	$1.02	26d	1	0.49mi
151 Joanne Cv New Braunfels, TX	3.0	2.0	1373	$1,495	$1.09	1d	1	0.50mi
113 Joanne Cv New Braunfels, TX	3.0	2.0	1370	$1,495	$1.09	46d	1	0.56mi
459 Emma Dr New Braunfels, TX	3.0	2.5	1280	$1,445	$1.13	46d	1	0.58mi
2842 Ridge Berry Rd New Braunfels, TX	3.0	2.0	1586	$2,200	$1.39	1d	1	0.73mi
148 Parish Ln New Braunfels, TX	3.0	2.0	1400	$1,300	$0.93	15d	1	0.80mi
227 Eagle Pass Dr New Braunfels, TX	3.0	2.5	1503	$1,825	$1.21	46d	1	0.96mi
1041 Lauren St New Braunfels, TX	4.0	2.0	1776	$1,995	$1.12	26d	1	1.00mi
2441 Fayette Dr New Braunfels, TX	3.0	2.0	1220	$1,650	$1.35	20d	1	1.01mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	18d	1	1.09mi
2373 Brittany Grace New Braunfels, TX	3.0	2.0	1726	$1,795	$1.04	26d	1	1.16mi
108 Bass Ln New Braunfels, TX	3.0	2.5	1770	$1,999	$1.13	4d	1	1.17mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	5d	1	1.18mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	4d	1	1.18mi
237 Val Verde Dr New Braunfels, TX	3.0	2.0	1562	$1,696	$1.09	22d	1	1.21mi

Listing history 22 events

1. 2026-06-22
   days on market $214,999 Active 383 DOM
2. 2026-06-21
   days on market $214,999 Active 382 DOM
3. 2026-06-18
   days on market $214,999 Active 379 DOM
4. 2026-06-17
   days on market $214,999 Active 378 DOM
5. 2026-06-16
   days on market $214,999 Active 377 DOM
6. 2026-06-15
   days on market $214,999 Active 376 DOM
7. 2026-06-13
   days on market $214,999 Active 374 DOM
8. 2026-06-09
   days on market $214,999 Active 370 DOM
9. 2026-06-08
   days on market $214,999 Active 369 DOM
10. 2026-06-07
    days on market $214,999 Active 368 DOM
11. 2026-06-04
    days on market $214,999 Active 365 DOM
12. 2026-06-03
    days on market $214,999 Active 364 DOM
13. 2026-06-02
    days on market $214,999 Active 363 DOM
14. 2026-06-02
    days on market $214,999 Active 362 DOM
15. 2026-05-31
    days on market $214,999 Active 361 DOM
16. 2026-02-13
    price $214,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

17. 2025-10-21
    price $219,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

18. 2025-07-06
    price $214,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

19. 2025-07-02
    price $224,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

20. 2025-07-01
    price $242,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

21. 2025-06-29
    price $244,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

22. 2025-06-04
    listed $259,999 Active 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

ⓘ 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: $20,774
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,662
• Taxable loss: −$6,619
• Est. tax savings @ 24.0%: +$1,589
• After-tax cash flow: $-991/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 · 6 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious open floorplan and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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

• 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 (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

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 · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

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

-17.3% since first listed

7 events — show timeline

• 2026-02-13 Price Changed $214,999 Zillow
• 2025-10-21 Price Changed $219,999 Zillow
• 2025-07-06 Price Changed $214,999 Zillow
• 2025-07-02 Price Changed $224,999 Zillow
• 2025-07-01 Price Changed $242,999 Zillow
• 2025-06-29 Price Changed $244,999 Zillow
• 2025-06-04 Listed $259,999 Zillow