1895 Nuthatch Rdg · New Braunfels, TX 78130

$244,000

3 bd · 2.0 ba · 1,634 sqft · SingleFamily · 242 Days on market

Built 2025 Good condition 4,791 sqft lot $149/sqft · 45% below area Est $440k · 45% under $32/mo HOA · 2% of rent ↓ 10% since listing

---

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 +9.3/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• 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 Carmel- This new single-level home provides ample space to live and grow. An open-concept floorplan combines the kitchen, dining area and family room, with convenient access to a covered patio for seamless entertaining and relaxation. Two secondary bedrooms can be found off the foyer, and the luxe owner's suite is tucked away into a private corner at the back of the home, offering direct access to an en-suite bathroom and roomy walk-in closet.

Key facts

• Luxe owner's suite
• Walk-in closet
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• LUXE OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (20.1% below list).
• Recommended offer: $195k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 3084 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

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.
• 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 242 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $194,963 (20.1% 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 242 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $440,187
• List price: $244,000
• Delta: -44.57%
• 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
1883 Nuthatch Rdg	0.00mi	3/2.0	1,634 (0%)	10mo	$255,000	$156	91
1839 Nuthatch Rdg	0.00mi	3/2.0	1,474 (-10%)	12mo	$217,999	$148	74
2 Ridge	0.08mi	3/2.0	1,786 (+9%)	10mo	$485,000	$272	72
221 Woodland Ave	0.50mi	3/1.5	1,682 (+3%)	10mo	$300,000	$178	62
3012 Nash Dr	0.63mi	3/2.0	1,555 (-5%)	5mo	$356,990	$230	58
1544 Ravine Way	0.59mi	4/2.0 (+1)	1,738 (+6%)	4mo	$405,380	$233	53
3063 Pike Dr	0.69mi	3/2.0	1,555 (-5%)	12mo	$369,990	$238	50
1328 Patio Dr	0.42mi	2/2.0 (-1)	1,428 (-13%)	8mo	$389,000	$272	48
111 Mission	0.68mi	3/2.0	1,798 (+10%)	5mo	$437,000	$243	47
3020 Nash Dr	0.65mi	4/2.0 (+1)	1,777 (+9%)	4mo	$385,995	$217	46
874 Oak Ln	0.62mi	3/2.0	1,862 (+14%)	4mo	$465,000	$250	45
3011 Nash Dr	0.64mi	4/2.0 (+1)	1,777 (+9%)	9mo	$396,990	$223	43

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-56,541
• Equity at exit: $36,381

10-year hold

• IRR: -33.9%
• Equity multiple: -0.25×
• Total profit: $-85,716
• Equity at exit: $21,097

Cash invested: $68,320 (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: 27 active · 16 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $374,990 ($225/sqft)
• Median days on market: 116 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +19.7% 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: 3084
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$32
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-178

Break-even live

Break-even rent $2,175

Max offer price $218,240

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-94	+0% $-178	+5% $-262	+10% $-347
Rent	-10% $-332	-5% $-255	+0% $-178	+5% $-101	+10% $-24
Rate	-1.0pp $-55	-0.5pp $-116	base $-178	+0.5pp $-241	+1.0pp $-306

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: $61,000
• Closing costs: $7,320
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Timber Dr New Braunfels, TX	3.0	2.0	1655	$2,200	$1.33	134d	1	0.27mi
826 Timber Dr New Braunfels, TX	3.0	2.0	1822	$2,100	$1.15	55d	1	0.33mi
2215 Independence Dr New Braunfels, TX	3.0	1.0–2.0	950	$2,142	$2.25	0d	21	0.37mi
726 Encino Dr New Braunfels, TX	3.0	2.0	2166	$1,795	$0.83	10d	1	0.41mi
805 Timber Dr New Braunfels, TX	3.0	2.0	1740	$2,700	$1.55	164d	1	0.41mi
1368 Patio Dr New Braunfels, TX	2.0	2.0	1432	$1,800	$1.26	164d	1	0.42mi
2215 Independence Dr Unit 710 New Braunfels, TX	2.0	2.0	1108	$1,484	$1.34	115d	1	0.44mi
2215 Independence Dr Unit 314 New Braunfels, TX	3.0	2.0	1391	$1,915	$1.38	74d	1	0.44mi
2215 Independence Dr Unit 218 New Braunfels, TX	2.0	2.0	1108	$1,624	$1.47	74d	1	0.44mi
641 Evergreen Ln New Braunfels, TX	3.0	2.5	1895	$3,800	$2.01	164d	1	0.45mi
2215 Independence Dr Unit 3213 New Braunfels, TX	3.0	2.0	1391	$1,756	$1.26	138d	1	0.45mi
2247 Independence Dr New Braunfels, TX	2.0	2.0	1081	$1,200	$1.11	10d	1	0.46mi
1079 Canyon Dr New Braunfels, TX	3.0	2.0	1369	$1,700	$1.24	164d	1	0.50mi
1728 Equinox Cir New Braunfels, TX	2.0–3.0	2.0–2.5	1203	$1,832	$1.52	10d	10	0.51mi
1661 Independence Dr New Braunfels, TX	3.0	1.0–2.0	937	$2,175	$2.32	0d	9	0.53mi
13 Moss Rock Dr New Braunfels, TX	2.0	2.0	1060	$1,050	$0.99	10d	1	0.61mi
2745 Westpointe Dr New Braunfels, TX	1.0–2.0	1.0–2.0	901	$2,100	$2.33	88d	14	0.64mi
2745 Westpointe Dr New Braunfels, TX	1.0–2.0	1.0–2.0	901	$2,768	$3.07	22d	13	0.64mi
2745 Westpointe Dr New Braunfels, TX	3.0	1.0–2.5	1020	$3,785	$3.71	0d	33	0.66mi
3025 Charyn Way New Braunfels, TX	4.0	2.0	1793	$2,300	$1.28	10d	1	0.66mi
2777 Westpointe Dr New Braunfels, TX	2.0	2.0	1052	$1,143	$1.09	10d	1	0.66mi
929 Ohio St New Braunfels, TX	3.0	2.0	1081	$1,250	$1.16	10d	1	0.66mi
1662 Independence Dr Unit 4-2 New Braunfels, TX	4.0	2.5	1422	$1,666	$1.17	10d	1	0.67mi
3045 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,275	$1.30	50d	1	0.70mi
2745 Westpointe Dr Unit 314 New Braunfels, TX	3.0	2.0	1381	$1,917	$1.39	74d	1	0.71mi
3059 Pike Dr New Braunfels, TX	4.0	2.0	1776	$2,300	$1.30	134d	1	0.71mi
1024 Mission Dr Unit B New Braunfels, TX	2.0	1.5	1142	$1,150	$1.01	184d	1	0.73mi
917 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	164d	1	0.74mi
921 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	184d	1	0.75mi
3069 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,295	$1.31	112d	1	0.75mi
3069 Charyn Way New Braunfels, TX	4.0	2.0	1749	$2,295	$1.31	105d	1	0.75mi
3069 Charyn Way New Braunfels, TX	3.0	2.0	1749	$2,295	$1.31	123d	1	0.75mi
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	10d	1	0.76mi
1016 Mission Dr Unit A New Braunfels, TX	3.0	2.0	1055	$1,350	$1.28	88d	1	0.76mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1265	$1,775	$1.40	105d	1	0.77mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1273	$1,775	$1.39	143d	1	0.77mi
1012 Mission Dr Apt -D New Braunfels, TX	2.0	1.5	1200	$1,279	$1.07	10d	1	0.78mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	155d	1	0.80mi
721 Bell St Unit 725 New Braunfels, TX	2.0	1.5	1152	$1,299	$1.13	10d	1	0.82mi
730 Howard St Unit 60 New Braunfels, TX	2.0	1.5	1152	$1,220	$1.06	10d	1	0.82mi

Listing history 50 events

1. 2026-11-08
   days on market $244,000 Active 242 DOM
2. 2026-11-07
   days on market $244,000 Active 241 DOM
3. 2026-11-06
   days on market $244,000 Active 240 DOM
4. 2026-11-05
   days on market $244,000 Active 239 DOM
5. 2026-11-04
   days on market $244,000 Active 238 DOM
6. 2026-11-02
   days on market $244,000 Active 236 DOM
7. 2026-11-01
   days on market $244,000 Active 235 DOM
8. 2026-10-31
   days on market $244,000 Active 234 DOM
9. 2026-10-30
   days on market $244,000 Active 233 DOM
10. 2026-10-29
    days on market $244,000 Active 232 DOM
11. 2026-10-28
    days on market $244,000 Active 231 DOM
12. 2026-10-27
    days on market $244,000 Active 230 DOM
13. 2026-10-26
    statusdays on market $244,000 Active 229 DOM
14. 2026-10-26
    days on market $244,000 Back on Market 228 DOM
15. 2026-10-24
    days on market $244,000 Back on Market 227 DOM
16. 2026-10-23
    days on market $244,000 Back on Market 226 DOM
17. 2026-10-22
    days on market $244,000 Back on Market 225 DOM
18. 2026-10-21
    days on market $244,000 Back on Market 224 DOM
19. 2026-10-20
    days on market $244,000 Back on Market 223 DOM
20. 2026-10-19
    days on market $244,000 Back on Market 222 DOM
21. 2026-10-18
    days on market $244,000 Back on Market 221 DOM
22. 2026-10-17
    days on market $244,000 Back on Market 220 DOM
23. 2026-10-16
    days on market $244,000 Back on Market 219 DOM
24. 2026-10-15
    pricestatus $244,000 Back on Market 218 DOM
25. 2026-09-11
    statusdays on market $245,000 Pending 218 DOM
26. 2026-09-05
    days on market $245,000 Active Option 215 DOM
27. 2026-09-04
    days on market $245,000 Active Option 214 DOM
28. 2026-09-03
    days on market $245,000 Active Option 213 DOM
29. 2026-08-31
    days on market $245,000 Active Option 210 DOM
30. 2026-08-30
    days on market $245,000 Active Option 209 DOM
31. 2026-08-29
    days on market $245,000 Active Option 208 DOM
32. 2026-08-28
    days on market $245,000 Active Option 207 DOM
33. 2026-08-27
    statusdays on market $245,000 Active Option 206 DOM
34. 2026-08-25
    pricestatusdays on market $245,000 Price Change 204 DOM
35. 2026-08-24
    days on market $249,500 Active 203 DOM
36. 2026-08-23
    days on market $249,500 Active 202 DOM
37. 2026-08-22
    days on market $249,500 Active 201 DOM
38. 2026-08-21
    days on market $249,500 Active 200 DOM
39. 2026-08-20
    days on market $249,500 Active 199 DOM
40. 2026-08-19
    days on market $249,500 Active 198 DOM
41. 2026-08-18
    days on market $249,500 Active 197 DOM
42. 2026-08-17
    days on market $249,500 Active 196 DOM
43. 2026-08-16
    days on market $249,500 Active 195 DOM
44. 2026-08-15
    days on market $249,500 Active 194 DOM
45. 2026-08-14
    days on market $249,500 Active 193 DOM
46. 2026-08-13
    days on market $249,500 Active 192 DOM
47. 2026-08-11
    remarks 699-char remark
48. 2026-08-11
    statusdays on market $249,500 Active 190 DOM
49. 2026-08-10
    days on market $249,500 Price Change 189 DOM
50. 2026-08-09
    days on market $249,500 Price Change 188 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: $23,396
• − Mortgage interest: −$13,668
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$384
• − Depreciation: −$7,098
• Taxable loss: −$6,378
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $-606/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 None rehab

This single-family home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, good flooring, and a good exterior. The home is move-in ready and has good curb appeal.

Value-add opportunities

• Resale Painting the exterior brick — Enhances curb appeal and can add value ↑
• Resale Landscaping the front yard — Improves curb appeal and adds value ↑
• Both Upgrading the flooring to hardwood — Improves aesthetics and can add value ↑
• Resale Upgrading the kitchen appliances — Modernizes the space and can add value ↑

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

---

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%
• 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

-9.8% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $244,500 LERA
• 2026-04-11 Price Changed $245,000 LERA
• 2026-03-25 Price Changed $255,000 LERA
• 2026-02-02 Listed $260,000 LERA
• 2026-01-20 Sold (MLS) — LERA
• 2025-12-24 Price Changed $255,000 LERA
• 2025-12-20 Pending — LERA
• 2025-11-18 Price Changed $300,999 LERA
• 2025-11-12 Price Changed $264,999 LERA
• 2025-11-07 Price Changed $265,149 LERA
• 2025-10-28 Price Changed $255,999 LERA
• 2025-10-21 Listed $270,999 LERA