Oakridge Plan · New Braunfels, TX 78130

$215,999

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 499 Days on market

Excellent condition ↓ 6% 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).

• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• 1% rule +2.2/10.0
• Rent growth +2.0/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting 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

🏗️ New construction. The $215,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $238,697.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $216k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (20.8% below list).
• Recommended offer: $171k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• 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: Clear Spring El (math 52% / reading 50%, grade C-, #818 of 4,322 statewide, top 19%, 835 students, 55% 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).
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,064 units permitted in Guadalupe County in 2024 (133 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.
• Guadalupe County population projected at +61% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 499 days — a 12% lower offer ($190k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,014 (20.8% 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 499 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.72% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $238,697
• List price: $215,999
• Delta: -9.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2416 Shady Grv	0.43mi	3/2.0	1,266 (0%)	5mo	$207,999	$164	76
2412 Shady Grv	0.43mi	3/2.0	1,266 (0%)	5mo	$250,999	$198	76
734 Wolfeton Way	0.42mi	3/2.0	1,364 (+8%)	2mo	$239,900	$176	65
611 Tom Kemp	0.55mi	3/2.0	1,188 (-6%)	3mo	$200,000	$168	61
2407 Shady Grv	0.46mi	3/2.0	1,402 (+11%)	2mo	$218,259	$156	59
2404 Shady Grv	0.43mi	3/2.0	1,402 (+11%)	4mo	$261,999	$187	59
2415 Shady Grv	0.46mi	3/2.0	1,402 (+11%)	2mo	$223,999	$160	58
2429 Legends Crk	0.41mi	3/2.0	1,402 (+11%)	6mo	$211,999	$151	58
2424 Shady Grv	0.44mi	3/2.0	1,402 (+11%)	5mo	$218,999	$156	58
2405 Legends Crk	0.40mi	3/2.0	1,402 (+11%)	7mo	$223,999	$160	57
260 Mistflower	0.69mi	3/2.0	1,197 (-6%)	3mo	$230,000	$192	56
2273 Falcon	0.70mi	3/2.0	1,364 (+8%)	2mo	$249,900	$183	53

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: -28.8%
• Equity multiple: 0.06×
• Total profit: $-62,681
• Equity at exit: $35,590

10-year hold

• IRR: -46.3%
• Equity multiple: -0.47×
• Total profit: $-98,331
• Equity at exit: $20,638

Cash invested: $66,835 (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: 1931
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$1,252
• Tax est. 1.5%: −$298 /mo · $3,580/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-299

Break-even live

Break-even rent $2,088

Max offer price $195,493

Occupancy floor —

Sensitivity live

Price	-10% $-134	-5% $-216	+0% $-299	+5% $-381	+10% $-464
Rent	-10% $-434	-5% $-366	+0% $-299	+5% $-231	+10% $-163
Rate	-1.0pp $-178	-0.5pp $-238	base $-299	+0.5pp $-360	+1.0pp $-423

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: $59,674
• Closing costs: $7,161
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 Sweet Olive New Braunfels, TX	4.0	2.0	1627	$1,590	$0.98	4d	1	0.11mi
2508 Sweet Olive New Braunfels, TX	3.0	2.0	1440	$1,550	$1.08	0d	1	0.11mi
1212 Treehouse Ln New Braunfels, TX	3.0	2.0	1687	$1,706	$1.01	23d	1	0.16mi
1236 Treehouse Ln New Braunfels, TX	3.0	2.0	1459	$1,795	$1.23	19d	1	0.16mi
2540 Sweet Olive New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	25d	1	0.17mi
2421 Double Oak Dr New Braunfels, TX	4.0	2.0	1627	$1,600	$0.98	6d	1	0.23mi
1417 White Willow New Braunfels, TX	3.0	2.0	1440	$1,550	$1.08	23d	1	0.25mi
2243 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,450	$1.11	5d	1	0.33mi
2237 Avery Vlg New Braunfels, TX	3.0	2.0	1293	$1,595	$1.23	5d	1	0.34mi
2436 Lost Creek Rd New Braunfels, TX	3.0	2.0	1266	$1,495	$1.18	45d	1	0.35mi
2440 Lost Creek Rd New Braunfels, TX	3.0	2.0	1402	$1,500	$1.07	45d	1	0.35mi
2213 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,595	$1.23	45d	1	0.37mi
2450 Legends Crk New Braunfels, TX	3.0	2.0	1266	$1,500	$1.18	12d	1	0.41mi
2441 Legends Crk New Braunfels, TX	3.0	2.0	1266	$1,500	$1.18	4d	1	0.43mi
1543 Silver Crk New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	6d	1	0.43mi
2408 Shady Grv New Braunfels, TX	4.0	2.0	1600	$1,913	$1.20	25d	1	0.44mi
2416 Shady Grv New Braunfels, TX	3.0	2.0	1266	$1,773	$1.40	25d	1	0.44mi
733 Wolfeton Way New Braunfels, TX	3.0	2.0	1334	$1,695	$1.27	25d	1	0.45mi
364 Huntsman Way New Braunfels, TX	3.0	2.0	1384	$1,750	$1.26	45d	1	0.46mi
2411 Shady Grv New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	16d	1	0.47mi
2407 Shady Grv New Braunfels, TX	3.0	2.0	1402	$1,575	$1.12	25d	1	0.47mi
2415 Shady Grv New Braunfels, TX	3.0	2.0	1402	$1,545	$1.10	45d	1	0.47mi
758 Great Oaks Dr New Braunfels, TX	3.0	2.0	1553	$1,695	$1.09	45d	1	0.53mi
2118 Silver Maple New Braunfels, TX	3.0	2.0	1209	$1,700	$1.41	6d	1	0.53mi
756 Guna Dr New Braunfels, TX	3.0	2.5	1594	$1,980	$1.24	45d	1	0.55mi
603 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1754	$1,895	$1.08	23d	1	0.57mi
655 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1758	$1,850	$1.05	45d	1	0.63mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	25d	1	0.63mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	0d	1	0.63mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	23d	1	0.64mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	45d	1	0.64mi
146 Texas Thistle New Braunfels, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	0.67mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	14d	1	0.72mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	6d	1	0.72mi
323 Mistflower New Braunfels, TX	4.0	2.5	1822	$1,895	$1.04	0d	1	0.73mi
326 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	25d	1	0.76mi
208 Texas Thistle New Braunfels, TX	3.0	2.0	1680	$1,750	$1.04	19d	1	0.76mi
308 Blacktail Dr New Braunfels, TX	2.0	2.0	1187	$1,595	$1.34	5d	1	0.77mi
342 Mistflower New Braunfels, TX	3.0	2.0	1510	$1,695	$1.12	25d	1	0.78mi
352 Blacktail Dr New Braunfels, TX	3.0	2.0	1548	$1,695	$1.09	25d	1	0.83mi

Listing history 22 events

1. 2026-06-21
   days on market $215,999 Active 499 DOM
2. 2026-06-18
   days on market $215,999 Active 496 DOM
3. 2026-06-17
   days on market $215,999 Active 495 DOM
4. 2026-06-16
   days on market $215,999 Active 494 DOM
5. 2026-06-15
   days on market $215,999 Active 493 DOM
6. 2026-06-13
   days on market $215,999 Active 491 DOM
7. 2026-06-09
   days on market $215,999 Active 487 DOM
8. 2026-06-08
   days on market $215,999 Active 486 DOM
9. 2026-06-07
   days on market $215,999 Active 485 DOM
10. 2026-06-04
    days on market $215,999 Active 482 DOM
11. 2026-06-03
    days on market $215,999 Active 481 DOM
12. 2026-06-02
    days on market $215,999 Active 480 DOM
13. 2026-06-02
    days on market $215,999 Active 479 DOM
14. 2026-05-31
    days on market $215,999 Active 478 DOM
15. 2026-05-15
    price $215,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

16. 2026-04-17
    price $219,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

17. 2025-11-28
    price $246,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

18. 2025-10-21
    price $244,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

19. 2025-09-16
    price $249,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

20. 2025-09-15
    price $219,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

21. 2025-09-10
    price $224,999 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

22. 2025-02-08
    listed $230,999 Active 414-char remark

    Show marketing remark (414 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are ideal for household members and hosting overnight guests.

ⓘ 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: $20,522
• − Mortgage interest: −$13,371
• − Property taxes: −$3,580
• − Insurance: −$1,193
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,944
• Taxable loss: −$7,850
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-1,699/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 · 1 photo

Excellent 95/100 None rehab

This single-family home in New Braunfels, TX, is in excellent condition with no visible repairs needed. It offers a spacious floorplan and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and energy efficiency ↑

ⓘ 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 (Guadalupe County) Hauer SSP2

• Today (2025): 196,854 people
• By 2030: 220,210 · +11.9%
• By 2040: 268,004 · +36.1%
• By 2050: 316,333 · +60.7%
• By 2075: 434,747 · +120.8%
• By 2100: 520,447 · +164.4%

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 · Guadalupe

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: +1.5pp toward D · 2008: -31.0pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+24.2 2016: R+31.8 2012: R+35.1 2008: R+31.0

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

-6.5% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $215,999 Zillow
• 2026-04-17 Price Changed $219,999 Zillow
• 2025-11-28 Price Changed $246,999 Zillow
• 2025-10-21 Price Changed $244,999 Zillow
• 2025-09-16 Price Changed $249,999 Zillow
• 2025-09-15 Price Changed $219,999 Zillow
• 2025-09-10 Price Changed $224,999 Zillow
• 2025-02-08 Listed $230,999 Zillow