1859 Nuthatch Rdg · New Braunfels, TX 78130

$280,000

5 bd · 3.0 ba · 2,552 sqft · SingleFamily · 206 Days on market

Built 2025 Good condition 4,791 sqft lot $110/sqft · 59% below area $32/mo HOA · 1% of rent ↓ 7% since listing

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Napali - This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible form three additional secondary bedrooms.

Key facts

• Covered porch
• Full bathroom
• Walk-in closet

Tags

• SINGLE-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• COVERED PORCH
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: Seele El (math 42% / reading 52%, grade D-, #1,006 of 4,322 statewide, top 25%, 313 students, 44% FRL); Oakrun Middle (math 52% / reading 54%, grade C+, #281 of 1,662 statewide, top 18%, 930 students, 31% 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 36% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 2331 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 42% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 206 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.03% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $686,787
• List price: $280,000
• Delta: -59.23%
• 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
1867 Nuthatch Rdg	0.00mi	5/3.0	2,809 (+10%)	1mo	$324,000	$115	82
1887 Nuthatch Rdg	0.00mi	5/3.0	2,809 (+10%)	2mo	$334,500	$119	82
628 Mission View Ct	0.39mi	4/2.0 (-1)	2,623 (+3%)	0mo	$569,990	$217	68
3003 Nash Dr	0.62mi	4/2.5 (-1)	2,450 (-4%)	1mo	$414,990	$169	56
1552 Ravine Way	0.59mi	4/2.5 (-1)	2,450 (-4%)	4mo	$434,990	$178	56
3051 Pike Dr	0.66mi	4/2.5 (-1)	2,450 (-4%)	1mo	$409,990	$167	54
1548 Ravine Way	0.59mi	4/2.5 (-1)	2,403 (-6%)	2mo	$429,990	$179	54
3023 Nash Dr	0.66mi	4/2.5 (-1)	2,403 (-6%)	3mo	$424,990	$177	50
1278 Hidden Cave	0.73mi	4/3.0 (-1)	2,657 (+4%)	6mo	$539,500	$203	49
709 Treetop	0.66mi	5/3.5	2,810 (+10%)	6mo	$559,000	$199	45
3004 Nash Dr	0.62mi	5/4.0	2,900 (+14%)	1mo	$459,990	$159	44
3024 Nash Dr	0.66mi	4/3.5 (-1)	2,900 (+14%)	8mo	$486,990	$168	33

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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-33,935
• Equity at exit: $41,749

10-year hold

• IRR: -8.6%
• Equity multiple: 0.54×
• Total profit: $-36,428
• Equity at exit: $24,209

Cash invested: $78,400 (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: 29 active · 15 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $442,990 ($180/sqft)
• Median days on market: 171 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +49.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78130

• Rents YoY: -2.0%
• Active inventory: 2331
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,884 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$32
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $311

Break-even live

Break-even rent $2,490

Max offer price $280,000

Occupancy floor 84%

Sensitivity live

Price	-10% $505	-5% $408	+0% $311	+5% $215	+10% $118
Rent	-10% $83	-5% $197	+0% $311	+5% $425	+10% $539
Rate	-1.0pp $452	-0.5pp $382	base $311	+0.5pp $239	+1.0pp $165

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: $70,000
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3059 Pike Dr New Braunfels, TX	4.0	2.0	1776	$2,300	$1.30	42d	1	0.71mi
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	93d	1	0.76mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	64d	1	0.80mi
1756 Oak Sprawl New Braunfels, TX	5.0	4.0	2852	$2,376	$0.83	93d	1	0.85mi
350 Nightshade Trl New Braunfels, TX	4.0	5.0	3300	$4,800	$1.45	73d	1	0.95mi
387 Borchers Blvd Unit 78132 New Braunfels, TX	4.0	4.0	2880	$3,820	$1.33	93d	1	1.07mi
2216 Prado Dr New Braunfels, TX	4.0	3.0	2437	$3,150	$1.29	53d	1	1.12mi
2195 August Ave New Braunfels, TX	4.0	2.5	2351	$3,100	$1.32	93d	1	1.16mi
1820 Bighorn Trl New Braunfels, TX	4.0	3.0	2900	$3,295	$1.14	65d	1	1.31mi
902 N Academy Ave New Braunfels, TX	3.0–4.0	2.5–3.5	1731	$2,679	$1.55	9d	35	1.37mi
550 N Santa Clara Ave Unit 4 New Braunfels, TX	4.0	3.5	1801	$2,077	$1.15	61d	1	1.49mi
1809 Nettletree Rd New Braunfels, TX	4.0	3.5	2347	$3,200	$1.36	9d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $280,000 Active 206 DOM
2. 2026-08-06
   days on market $280,000 Active 204 DOM
3. 2026-08-05
   days on market $280,000 Active 203 DOM
4. 2026-08-04
   days on market $280,000 Active 202 DOM
5. 2026-08-03
   days on market $280,000 Active 201 DOM
6. 2026-07-31
   days on market $280,000 Active 198 DOM
7. 2026-07-30
   days on market $280,000 Active 197 DOM
8. 2026-07-30
   days on market $280,000 Active 196 DOM
9. 2026-07-28
   days on market $280,000 Active 195 DOM
10. 2026-07-26
    days on market $280,000 Active 193 DOM
11. 2026-07-24
    days on market $280,000 Active 191 DOM
12. 2026-07-23
    days on market $280,000 Active 190 DOM
13. 2026-07-22
    days on market $280,000 Active 189 DOM
14. 2026-07-21
    days on market $280,000 Active 188 DOM
15. 2026-07-20
    days on market $280,000 Active 187 DOM
16. 2026-07-18
    days on market $280,000 Active 185 DOM
17. 2026-07-18
    days on market $280,000 Active 184 DOM
18. 2026-07-16
    days on market $280,000 Active 183 DOM
19. 2026-07-15
    days on market $280,000 Active 182 DOM
20. 2026-07-14
    days on market $280,000 Active 181 DOM
21. 2026-07-13
    days on market $280,000 Active 180 DOM
22. 2026-07-13
    days on market $280,000 Active 179 DOM
23. 2026-07-11
    days on market $280,000 Active 178 DOM
24. 2026-07-10
    days on market $280,000 Active 177 DOM
25. 2026-07-10
    days on market $280,000 Active 176 DOM
26. 2026-07-07
    days on market $280,000 Active 174 DOM
27. 2026-07-06
    statusdays on market $280,000 Active 173 DOM
28. 2026-07-05
    days on market $280,000 Price Change 172 DOM
29. 2026-07-03
    days on market $280,000 Price Change 170 DOM
30. 2026-07-02
    days on market $280,000 Price Change 169 DOM
31. 2026-07-01
    days on market $280,000 Price Change 168 DOM
32. 2026-06-30
    days on market $280,000 Price Change 167 DOM
33. 2026-06-29
    days on market $280,000 Price Change 166 DOM
34. 2026-06-28
    days on market $280,000 Price Change 165 DOM
35. 2026-06-27
    days on market $280,000 Price Change 164 DOM
36. 2026-06-26
    pricestatusdays on market $280,000 Price Change 163 DOM
37. 2026-06-24
    days on market $285,000 Active 161 DOM
38. 2026-06-22
    days on market $285,000 Active 159 DOM
39. 2026-06-21
    days on market $285,000 Active 158 DOM
40. 2026-06-18
    days on market $285,000 Active 155 DOM
41. 2026-06-17
    days on market $285,000 Active 154 DOM
42. 2026-06-16
    days on market $285,000 Active 153 DOM
43. 2026-06-15
    days on market $285,000 Active 152 DOM
44. 2026-06-13
    days on market $285,000 Active 150 DOM
45. 2026-06-09
    days on market $285,000 Active 146 DOM
46. 2026-06-08
    days on market $285,000 Active 145 DOM
47. 2026-06-07
    days on market $285,000 Active 144 DOM
48. 2026-06-04
    days on market $285,000 Active 141 DOM
49. 2026-06-03
    days on market $285,000 Active 140 DOM
50. 2026-06-02
    statusdays on market $285,000 Active 139 DOM

ⓘ 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: $34,607
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − HOA: −$384
• − Depreciation: −$8,145
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $3,914/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 $12,760–$38,280 screening

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and can increase property value ↑
• Both Replace carpet in bedrooms — Fresh carpet can improve comfort and aesthetics ↑
• Both Install modern light fixtures — Modernizes the space and can increase property value ↑

ⓘ 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 44/100

Zoned Schools

Elementary Seele El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Oakrun Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High New Braunfels H S F TX #1,073/1,632 Nat'l #10,753/17,239

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

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): 104,009
• Household income: $83,064
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 10% of renters

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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%

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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%

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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

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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

-7.5% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $297,000 LERA
• 2026-04-11 Price Changed $299,500 LERA
• 2026-03-25 Price Changed $300,000 LERA
• 2026-02-20 Price Changed $305,000 LERA
• 2026-01-21 Price Changed $310,000 LERA
• 2026-01-16 Price Changed $315,000 LERA
• 2026-01-14 Listed $310,000 LERA
• 2025-12-29 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-12-11 Price Changed $304,999 LERA
• 2025-12-06 Price Changed $310,999 LERA
• 2025-12-03 Price Changed $312,999 LERA
• 2025-12-03 Relisted — LERA
• 2025-11-17 Pending — LERA
• 2025-11-12 Price Changed $310,999 LERA
• 2025-11-07 Price Changed $306,999 LERA
• 2025-11-01 Price Changed $309,999 LERA
• 2025-10-28 Price Changed $310,999 LERA
• 2025-10-26 Price Changed $314,999 LERA
• 2025-10-23 Price Changed $325,999 LERA
• 2025-10-20 Listed $320,999 LERA