201 Country Hvn · Spring Branch, TX 78070

$254,900

3 bd · 2.0 ba · 1,436 sqft · SingleFamily · 165 Days on market

Built 2026 Good condition 9,583 sqft lot $178/sqft · 41% below area Est $434k · 41% under $5/mo HOA ↓ 2% 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).

• ARV discount +15.0/15.0
• Cash flow +8.3/30.0
• Schools +6.9/10.0
• Condition / age +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This semi-open floor plan has a dedicated dining room, open to the kitchen. Featuring soft close cabinets and drawers, granite counters, vaulted ceiling and stained concrete floors for low maintenance! The community is close to Rebecca Creek Golf club and offers parks for recreation. Ask about the builder incentives.

Key facts

• Parks for recreation
• Vaulted ceiling
• Soft close cabinets

Tags

• DEDICATED DINING ROOM
• SOFT CLOSE CABINETS
• GRANITE COUNTERS
• VAULTED CEILING
• STAINED CONCRETE FLOORS
• PARKS FOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (23.9% below list).
• Recommended offer: $194k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.8% in Spring Branch — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Bill Brown El (math 58% / reading 63%, grade B-, #385 of 4,322 statewide, top 9%, 910 students, 26% FRL); Smithson Valley Middle (math 67% / reading 63%, grade A-, #102 of 1,662 statewide, top 6%, 928 students, 16% FRL); Smithson Valley H S (math 57% / reading 77%, grade B, #163 of 1,632 statewide, top 11%, 2,332 students, 17% FRL).
• Market conditions: 750 active listings in the ZIP; 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 $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 165 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,004 (23.9% 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 165 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $434,426
• List price: $254,900
• Delta: -41.32%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
676 Carriage House #26	0.11mi	3/2.5	1,835 (+28%)	56mo	$350,000	$191	48
619 Carriage House #13	0.16mi	3/2.0	1,666 (+16%)	41mo	$415,000	$249	48
553 Carriage House #5	0.22mi	3/2.0	1,782 (+24%)	41mo	$400,000	$224	44
651 Carriage House	0.15mi	3/3.0	1,812 (+26%)	42mo	$404,995	$224	44
1203 Whispering Water	0.95mi	3/2.0	1,730 (+20%)	5mo	$475,000	$275	36
1283 Whispering Water	1.29mi	3/2.0	1,700 (+18%)	9mo	$395,000	$232	33
77 Sun Vly	1.65mi	3/2.0	1,648 (+15%)	17mo	$524,900	$319	26
91 Sun Valley Dr	1.52mi	2/2.0 (-1)	1,703 (+19%)	18mo	$529,000	$311	20
82 Sun Valley Dr	1.49mi	3/2.0	1,650 (+15%)	54mo	$495,000	$300	20
1853 Whispering Water	2.11mi	3/2.0	1,769 (+23%)	28mo	$575,000	$325	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.21×
• Total profit: $-56,171
• Equity at exit: $38,006

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-67,966
• Equity at exit: $22,039

Cash invested: $71,372 (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 78070

• Home prices YoY: -20.8%
• Active inventory: 750
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$5
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-234

Break-even live

Break-even rent $2,236

Max offer price $221,051

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-146	+0% $-234	+5% $-322	+10% $-410
Rent	-10% $-387	-5% $-311	+0% $-234	+5% $-157	+10% $-81
Rate	-1.0pp $-106	-0.5pp $-169	base $-234	+0.5pp $-300	+1.0pp $-367

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: $63,725
• Closing costs: $7,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $254,900 Active 165 DOM
2. 2026-08-06
   days on market $254,900 Active 163 DOM
3. 2026-08-05
   days on market $254,900 Active 162 DOM
4. 2026-08-04
   days on market $254,900 Active 161 DOM
5. 2026-08-03
   days on market $254,900 Active 160 DOM
6. 2026-07-31
   days on market $254,900 Active 157 DOM
7. 2026-07-30
   days on market $254,900 Active 155 DOM
8. 2026-07-28
   statusdays on market $254,900 Active 154 DOM
9. 2026-07-26
   days on market $254,900 Back on Market 152 DOM
10. 2026-07-24
    days on market $254,900 Back on Market 150 DOM
11. 2026-07-23
    days on market $254,900 Back on Market 149 DOM
12. 2026-07-22
    days on market $254,900 Back on Market 148 DOM
13. 2026-07-21
    days on market $254,900 Back on Market 147 DOM
14. 2026-07-20
    days on market $254,900 Back on Market 146 DOM
15. 2026-07-18
    days on market $254,900 Back on Market 144 DOM
16. 2026-07-18
    statusdays on market $254,900 Back on Market 143 DOM
17. 2026-07-15
    statusdays on market $254,900 Pending 142 DOM
18. 2026-07-14
    days on market $254,900 Active Option 141 DOM
19. 2026-07-13
    days on market $254,900 Active Option 140 DOM
20. 2026-07-13
    days on market $254,900 Active Option 139 DOM
21. 2026-07-11
    days on market $254,900 Active Option 138 DOM
22. 2026-07-10
    days on market $254,900 Active Option 137 DOM
23. 2026-07-09
    days on market $254,900 Active Option 136 DOM
24. 2026-07-07
    days on market $254,900 Active Option 134 DOM
25. 2026-07-06
    days on market $254,900 Active Option 133 DOM
26. 2026-07-05
    days on market $254,900 Active Option 132 DOM
27. 2026-07-03
    statusdays on market $254,900 Active Option 130 DOM
28. 2026-07-02
    days on market $254,900 Active 129 DOM
29. 2026-07-01
    days on market $254,900 Active 128 DOM
30. 2026-06-30
    days on market $254,900 Active 127 DOM
31. 2026-06-29
    days on market $254,900 Active 126 DOM
32. 2026-06-28
    days on market $254,900 Active 125 DOM
33. 2026-06-27
    days on market $254,900 Active 124 DOM
34. 2026-06-26
    days on market $254,900 Active 123 DOM
35. 2026-06-24
    days on market $254,900 Active 121 DOM
36. 2026-06-22
    days on market $254,900 Active 119 DOM
37. 2026-06-21
    days on market $254,900 Active 118 DOM
38. 2026-06-18
    days on market $254,900 Active 115 DOM
39. 2026-06-17
    days on market $254,900 Active 114 DOM
40. 2026-06-16
    days on market $254,900 Active 113 DOM
41. 2026-06-15
    days on market $254,900 Active 112 DOM
42. 2026-06-13
    days on market $254,900 Active 110 DOM
43. 2026-06-09
    days on market $254,900 Active 106 DOM
44. 2026-06-08
    days on market $254,900 Active 105 DOM
45. 2026-06-07
    days on market $254,900 Active 104 DOM
46. 2026-06-04
    days on market $254,900 Active 101 DOM
47. 2026-06-03
    days on market $254,900 Active 100 DOM
48. 2026-06-02
    days on market $254,900 Active 99 DOM
49. 2026-06-01
    days on market $254,900 Active 98 DOM
50. 2026-05-31
    days on market $254,900 Active 97 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: $23,280
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$60
• − Depreciation: −$7,415
• Taxable loss: −$7,296
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-1,056/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $7,180–$21,540 screening

This property is in good condition with a cosmetic rehab level, featuring new cabinets and countertops in the kitchen and bathrooms. The exterior and interior walls are in good condition, and the property is move-in ready with minimal maintenance required.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Install flooring in bathrooms — New flooring in bathrooms improves functionality and appearance. ↑
• Resale Install flooring in kitchen — New flooring in the kitchen enhances functionality and appearance, making the space more inviting. ↑

ⓘ 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.

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary Bill Brown El B- TX #385/4,322 Nat'l #7,053/41,679 Middle Smithson Valley Middle A- TX #102/1,662 Nat'l #1,236/14,009 High Memorial Early College H S With St Philip's A TX #27/1,632 Nat'l #918/17,239

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 — Spring Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Comal County · 175,637 people
• City population: 19,836
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 15% 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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 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: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• 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

-1.9% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $254,900 LERA
• 2026-02-23 Listed $259,900 LERA