Hoffman Plan · New Braunfels, TX 78132

$229,999

4 bd · 2.0 ba · 1,483 sqft · SingleFamily · 44 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 +5.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +1.9/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• 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 three 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

• Other: Address listed as Hoffman Plan, New Braunfels, TX 78132; Listing status: Active
• Financial info: List price $229,999

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: New construction plan named Hoffman; Single-family property (plan)
• Exterior features: Living area of 1,483 (interior size provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area

🏗️ New construction. The $229,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,891.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-567 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (24.4% below list).
• Recommended offer: $174k (24.4% below list) — sets the bar for 1% rule.

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); 1136 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); 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 $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 44 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,903 (24.4% 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 44 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.62% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.66%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $280,891
• List price: $229,999
• Delta: -18.12%
• 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
744 Horsetail Ln	0.47mi	3/2.0 (-1)	1,474 (-1%)	1mo	$214,000	$145	71
3636 Tilden	0.24mi	3/2.0 (-1)	1,379 (-7%)	2mo	$229,500	$166	71
3828 Swift Fox Rd	0.49mi	4/2.0	1,575 (+6%)	2mo	$215,000	$137	65
3777 Swift Fox Rd	0.42mi	4/2.0	1,600 (+8%)	4mo	$214,990	$134	64
3769 Swift Fox Rd	0.40mi	3/2.0 (-1)	1,402 (-6%)	4mo	$204,990	$146	64
3785 Swift Fox Rd	0.43mi	4/2.0	1,600 (+8%)	4mo	$210,000	$131	63
3825 Swift Fox Rd	0.48mi	4/2.0	1,600 (+8%)	2mo	$210,000	$131	63
3845 Swift Fox Rd	0.53mi	4/2.0	1,575 (+6%)	4mo	$234,999	$149	62
3824 Swift Fox Rd	0.48mi	3/2.0 (-1)	1,402 (-6%)	4mo	$215,000	$153	60
3841 Swift Fox Rd	0.52mi	3/2.0 (-1)	1,402 (-6%)	5mo	$226,999	$162	58
3765 Swift Fox Rd	0.39mi	3/2.0 (-1)	1,266 (-15%)	3mo	$194,990	$154	50
3849 Swift Fox Rd	0.54mi	3/2.0 (-1)	1,266 (-15%)	1mo	$214,999	$170	45

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: -34.9%
• Equity multiple: -0.10×
• Total profit: $-86,721
• Equity at exit: $41,882

10-year hold

• IRR: -68.6%
• Equity multiple: -0.80×
• Total profit: $-141,633
• Equity at exit: $24,286

Cash invested: $78,650 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,213/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-567

Break-even live

Break-even rent $2,457

Max offer price $198,796

Occupancy floor —

Sensitivity live

Price	-10% $-373	-5% $-470	+0% $-567	+5% $-664	+10% $-761
Rent	-10% $-705	-5% $-636	+0% $-567	+5% $-499	+10% $-430
Rate	-1.0pp $-426	-0.5pp $-496	base $-567	+0.5pp $-640	+1.0pp $-714

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: $70,223
• Closing costs: $8,427
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	26d	1	0.08mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	45d	1	0.09mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	45d	1	0.10mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	45d	1	0.12mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	45d	1	0.20mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	5d	1	0.28mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	5d	1	0.28mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	17d	1	0.34mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	6d	1	0.35mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	18d	1	0.35mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	0d	1	0.70mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	26d	1	0.70mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	26d	1	0.93mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	26d	1	0.99mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	6d	1	1.08mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	6d	1	1.08mi
2744 Farm to Market Road 1044 Unit 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	0d	1	1.12mi
2744 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	14d	1	1.12mi
2754 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	20d	1	1.14mi
2754 Farm to Market Road 1044 Unit 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	0d	1	1.14mi
2754 Farm to Market Road 1044 Unit 2754 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	45d	1	1.14mi
3143 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1373	$1,325	$0.97	17d	1	1.14mi
2764 Farm to Market Road 1044 Unit 2764 New Braunfels, TX	3.0	2.0	1100	$1,295	$1.18	45d	1	1.15mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	6d	1	1.16mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	0d	1	1.16mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	45d	1	1.21mi
3032 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1335	$1,650	$1.24	45d	1	1.24mi
3028 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1214	$1,395	$1.15	45d	1	1.25mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.27mi
3008 Pine Valley Dr New Braunfels, TX	3.0	2.0	1206	$1,425	$1.18	0d	1	1.28mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	26d	1	1.29mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.29mi
3012 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1447	$1,475	$1.02	22d	1	1.31mi
3011 Lodgepole Ln New Braunfels, TX	3.0	2.0	1335	$1,425	$1.07	45d	1	1.33mi
2997 Rosenholz St New Braunfels, TX	3.0	2.5	1350	$1,695	$1.26	6d	8	1.36mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	45d	1	1.38mi
316 Loma Vista St Unit 316 New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	45d	1	1.39mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	45d	1	1.39mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	17d	1	1.39mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	18d	1	1.40mi

Listing history 15 events

1. 2026-06-21
   days on market $229,999 Active 44 DOM
2. 2026-06-18
   days on market $229,999 Active 41 DOM
3. 2026-06-17
   days on market $229,999 Active 40 DOM
4. 2026-06-16
   days on market $229,999 Active 39 DOM
5. 2026-06-15
   days on market $229,999 Active 38 DOM
6. 2026-06-13
   days on market $229,999 Active 36 DOM
7. 2026-06-09
   days on market $229,999 Active 32 DOM
8. 2026-06-08
   days on market $229,999 Active 31 DOM
9. 2026-06-07
   days on market $229,999 Active 30 DOM
10. 2026-06-04
    days on market $229,999 Active 27 DOM
11. 2026-06-03
    days on market $229,999 Active 26 DOM
12. 2026-06-02
    days on market $229,999 Active 25 DOM
13. 2026-06-02
    days on market $229,999 Active 24 DOM
14. 2026-05-31
    days on market $229,999 Active 23 DOM
15. 2026-05-08
    listed $229,999 Active 403-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: $20,868
• − Mortgage interest: −$15,734
• − Property taxes: −$4,213
• − Insurance: −$1,404
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$8,171
• Taxable loss: −$11,994
• Est. tax savings @ 24.0%: +$2,879
• After-tax cash flow: $-3,930/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-level home offers a spacious open floorplan with modern finishes and a good condition. It is ready for a fresh exterior paint job and kitchen backsplash update to further enhance its appeal.

Value-add opportunities

• Both Painting the exterior to a more vibrant color — Enhances curb appeal and resale value.
• Both Updating the kitchen backsplash — Modernizes the kitchen and adds value.
• Both Adding smart home features — Improves convenience and adds value for potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior to a more vibrant color — Enhances curb appeal and resale value. ↑
• Both Updating the kitchen backsplash — Modernizes the kitchen and adds value. ↑
• Both Adding smart home features — Improves convenience and adds value for potential buyers/renters. ↑

ⓘ 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