Ramsey Plan · New Braunfels, TX 78130

$239,499

4 bd · 2.0 ba · 1,667 sqft · Townhouse · 80 Days on market

Good condition ↓ 10% 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).

• Cash flow +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-49 ($-590/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.1% below list).
• Recommended offer: $203k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% 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.
• 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.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

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 80 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $203,290 (15.1% 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 80 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.29×
• Total profit: $-47,865
• Equity at exit: $35,710

10-year hold

• IRR: -23.7%
• Equity multiple: -0.02×
• Total profit: $-68,609
• Equity at exit: $20,707

Cash invested: $67,060 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-49

Break-even live

Break-even rent $2,095

Max offer price $232,389

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $34	+0% $-49	+5% $-132	+10% $-215
Rent	-10% $-210	-5% $-129	+0% $-49	+5% $31	+10% $111
Rate	-1.0pp $71	-0.5pp $12	base $-49	+0.5pp $-111	+1.0pp $-174

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Heartseed Ave New Braunfels, TX	4.0	2.5	1824	$2,100	$1.15	44d	1	0.64mi
951 Bluegrass Pt New Braunfels, TX	3.0	2.0	1512	$1,775	$1.17	44d	1	0.67mi
936 Heartseed Ave New Braunfels, TX	4.0	2.0	1776	$2,000	$1.13	44d	1	0.67mi
946 Bluegrass Pt New Braunfels, TX	4.0	2.0	1776	$1,895	$1.07	16d	1	0.69mi
946 Bluegrass Pt New Braunfels, TX	4.0	2.0	1776	$1,895	$1.07	44d	1	0.69mi
942 Bluegrass Pt New Braunfels, TX	4.0	3.0	2029	$2,350	$1.16	16d	1	0.70mi
942 Bluegrass Pt New Braunfels, TX	4.0	3.0	2029	$2,350	$1.16	15d	1	0.70mi
759 Crested Iris New Braunfels, TX	3.0	2.0	1670	$2,200	$1.32	18d	1	0.90mi
2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,587	$0.95	4d	1	0.98mi
3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX	4.0	2.0	1667	$1,581	$0.95	18d	1	1.04mi
3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX	4.0	2.0	1665	$1,581	$0.95	24d	1	1.04mi
3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,699	$1.02	24d	1	1.04mi
2985 Sweetroot Rd New Braunfels, TX	3.0	2.0	1352	$2,137	$1.58	2d	5	1.05mi
1275 Grace Park Rd New Braunfels, TX	4.0	2.0	1874	$1,639	$0.87	3d	1	1.48mi
677 Creekside Way New Braunfels, TX	1.0–4.0	1.0–4.0	1234	$2,389	$1.94	2d	38	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $239,499 Active 80 DOM
2. 2026-06-17
   days on market $239,499 Active 79 DOM
3. 2026-06-16
   days on market $239,499 Active 78 DOM
4. 2026-06-15
   days on market $239,499 Active 77 DOM
5. 2026-06-13
   pricedays on market $239,499 Active 75 DOM
6. 2026-06-10
   price $238,999 Active 71 DOM
7. 2026-06-09
   days on market $239,999 Active 71 DOM
8. 2026-06-08
   days on market $239,999 Active 70 DOM
9. 2026-06-07
   days on market $239,999 Active 69 DOM
10. 2026-06-04
    pricedays on market $239,999 Active 66 DOM
11. 2026-06-03
    days on market $238,999 Active 65 DOM
12. 2026-06-02
    days on market $238,999 Active 64 DOM
13. 2026-06-02
    days on market $238,999 Active 63 DOM
14. 2026-05-31
    days on market $238,999 Active 62 DOM
15. 2026-04-18
    price $238,999 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

16. 2026-03-30
    listed $266,999 Active 414-char remark

    Show marketing remark (414 chars)

    This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

ⓘ 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: $24,395
• − Mortgage interest: −$13,416
• − Property taxes: −$3,592
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$6,967
• Taxable loss: −$4,681
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $534/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-story townhouse is in good condition with a modern design and ample space. It is move-in ready with minimal repairs needed and potential for value-adding improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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): 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

-10.5% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $238,999 Zillow
• 2026-03-30 Listed $266,999 Zillow