Sherman Plan · New Braunfels, TX 78130

$269,999

4 bd · 2.5 ba · 2,162 sqft · SingleFamily · 57 Days on market

↓ 3% since listing

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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 +6.5/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.6/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms.

Key facts

• Full bathroom
• Walk-in closet
• Owner's suite

Tags

• OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT LAYOUT
• GAME ROOM

🏗️ New construction. The $269,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $315,499.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.7% below list).
• Recommended offer: $209k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in New Braunfels — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 30% 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 $9k 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 57 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,696 (22.7% 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 57 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.66% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 12.6

CMA / ARV

• ARV (median comp): $315,499
• List price: $269,999
• Delta: -14.42%
• 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
1920 Longspur Cv	0.07mi	4/3.0	2,142 (-1%)	1mo	$280,999	$131	92
1956 Longspur Cv	0.15mi	4/3.0	2,142 (-1%)	1mo	$321,999	$150	89
1928 Longspur Cv	0.09mi	4/3.0	2,302 (+6%)	1mo	$311,999	$136	83
1929 Black Stork	0.33mi	4/3.0	2,142 (-1%)	1mo	$318,999	$149	80
1920 Bonelli Eagle	0.36mi	4/3.0	2,142 (-1%)	1mo	$287,999	$134	79
1712 Pahmeyer Path	0.37mi	4/2.0	2,000 (-8%)	0mo	$325,000	$163	68
1923 Bonelli Eagle	0.40mi	4/3.0	2,304 (+7%)	1mo	$351,999	$153	68
1915 Bonelli Eagle	0.39mi	4/3.0	2,309 (+7%)	1mo	$342,999	$149	68
1919 Bonelli Eagle	0.40mi	3/2.0 (-1)	1,891 (-12%)	1mo	$269,999	$143	53
1938 Spotted Owl	0.66mi	3/2.0 (-1)	2,017 (-7%)	0mo	$250,000	$124	51
1759 Loma Verde Dr	0.58mi	3/2.0 (-1)	1,941 (-10%)	0mo	$339,500	$175	49
1933 Spotted Owl	0.63mi	3/2.5 (-1)	2,413 (+12%)	0mo	$289,900	$120	46

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: -32.2%
• Equity multiple: -0.03×
• Total profit: $-91,070
• Equity at exit: $47,042

10-year hold

• IRR: -58.7%
• Equity multiple: -0.66×
• Total profit: $-146,411
• Equity at exit: $27,279

Cash invested: $88,340 (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: 1896
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$394 /mo · $4,732/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-532

Break-even live

Break-even rent $2,760

Max offer price $238,569

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: $78,875
• Closing costs: $9,465
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 Bonelli Eagle New Braunfels, TX	4.0	3.0	2142	$2,045	$0.95	11d	1	0.40mi
2126 Jasons West Ct New Braunfels, TX	4.0	3.5	2431	$2,199	$0.90	21d	1	0.40mi
2018 Reserve Way New Braunfels, TX	4.0	2.0	2023	$2,795	$1.38	16d	1	0.41mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	43d	1	0.47mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	12d	1	0.52mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	1d	1	0.56mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	16d	1	0.63mi
1209 Ruddy Duck New Braunfels, TX	4.0	3.0	2708	$2,495	$0.92	1d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	4d	1	0.67mi
447 S Water Ln New Braunfels, TX	4.0	3.0	2913	$500	$0.17	11d	1	0.69mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	43d	1	0.74mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,500	$0.95	1d	1	0.77mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	16d	1	0.77mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	23d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	14d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	12d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	23d	1	0.80mi
410 S Water Ln New Braunfels, TX	4.0	2.0	1963	$1,900	$0.97	43d	1	0.81mi
419 Aaron Ln New Braunfels, TX	4.0	2.0	1940	$1,750	$0.90	23d	1	0.81mi
2060 Meadow Pipit New Braunfels, TX	3.0	2.0	1917	$1,950	$1.02	4d	1	0.82mi
1614 Sun Canyon Blvd New Braunfels, TX	3.0	2.5	2152	$2,200	$1.02	23d	1	0.84mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	1d	1	0.88mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	23d	1	0.91mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	4d	1	0.91mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	4d	1	0.91mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	23d	1	0.96mi
2712 Scarlet Tanger New Braunfels, TX	4.0	3.0	2445	$2,295	$0.94	43d	1	0.97mi
316 Loma Vista St Unit 316 New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	43d	1	0.98mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	14d	1	0.99mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	43d	1	0.99mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	43d	1	0.99mi
1213 Camellia Ln New Braunfels, TX	4.0	2.0	1701	$2,400	$1.41	23d	1	1.02mi
3050 Button Ball New Braunfels, TX	4.0	2.5	2913	$2,500	$0.86	1d	1	1.03mi
2271 Garden Sun Pl New Braunfels, TX	4.0	2.0	2055	$2,200	$1.07	12d	1	1.04mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	43d	1	1.05mi
2169 Hazelwood New Braunfels, TX	4.0	2.5	2216	$2,300	$1.04	4d	1	1.05mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	43d	1	1.06mi
3012 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1447	$1,475	$1.02	19d	1	1.11mi
2055 Trumans Hl New Braunfels, TX	5.0	2.5	2555	$2,400	$0.94	43d	1	1.21mi
2126 Flintshire Dr New Braunfels, TX	4.0	3.0	2352	$2,300	$0.98	43d	1	1.25mi

Listing history 17 events

1. 2026-06-18
   days on market $269,999 Active 57 DOM
2. 2026-06-17
   days on market $269,999 Active 56 DOM
3. 2026-06-16
   days on market $269,999 Active 55 DOM
4. 2026-06-15
   days on market $269,999 Active 54 DOM
5. 2026-06-13
   days on market $269,999 Active 52 DOM
6. 2026-06-09
   days on market $269,999 Active 48 DOM
7. 2026-06-08
   days on market $269,999 Active 47 DOM
8. 2026-06-07
   days on market $269,999 Active 46 DOM
9. 2026-06-04
   days on market $269,999 Active 43 DOM
10. 2026-06-03
    days on market $269,999 Active 42 DOM
11. 2026-06-02
    days on market $269,999 Active 41 DOM
12. 2026-06-02
    days on market $269,999 Active 40 DOM
13. 2026-05-31
    days on market $269,999 Active 39 DOM
14. 2026-05-09
    price $269,999 387-char remark

    Show marketing remark (387 chars)

    This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms.

15. 2026-05-07
    price $270,999 387-char remark

    Show marketing remark (387 chars)

    This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms.

16. 2026-04-28
    price $273,999 387-char remark

    Show marketing remark (387 chars)

    This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms.

17. 2026-04-22
    listed $278,999 Active 387-char remark

    Show marketing remark (387 chars)

    This new two-story home features a luxurious owner's suite on the first level, offering a tranquil retreat with a full bathroom and walk-in closet. A nearby open-concept layout encourages seamless transitions and multitasking between the kitchen, living and dining areas. On the second floor, a versatile game room provides a convenient shared living area near three additional bedrooms.

ⓘ 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: $25,044
• − Mortgage interest: −$17,673
• − Property taxes: −$4,732
• − Insurance: −$1,577
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$9,178
• Taxable loss: −$12,124
• Est. tax savings @ 24.0%: +$2,910
• After-tax cash flow: $-3,470/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.

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

• Census place: New Braunfels, TX
• 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 (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: 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 · 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

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

-3.2% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $269,999 Zillow
• 2026-05-07 Price Changed $270,999 Zillow
• 2026-04-28 Price Changed $273,999 Zillow
• 2026-04-22 Listed $278,999 Zillow