5510 Daylight Dr · New Braunfels, TX 78130

$309,990

4 bd · 2.5 ba · 1,766 sqft · SingleFamily · 80 Days on market

Built 2026 4,443 sqft lot $176/sqft · 34% below area Est $469k · 34% under $33/mo HOA · 1% of rent ↓ 3% 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 +7.4/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.0/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUNE/JULY ESTIMATED COMPLETION DATE. he Blanco is one of our two-story floorplans available at Mayfair in New Braunfels, Texas. This 1,761 square foot home has 4 bedrooms, 2.5 bathrooms, a loft, and a 2-car garage. Our homes in Mayfair feature front masonry exteriors. As you step inside the home from the covered front porch, you'll enter the family room and kitchen. This large, open concept living space will become the central hub of your home life. Enjoy entertaining in this bright and welcoming downstairs space. The kitchen includes quartz countertops, a large island, an oversized walk-in pantry closet, decorative backsplash, stainless-steel appliances, including a gas range, and 42'' upper cabinets. The Blanco features the primary bedroom ensuite downstairs. Jump start your morning routine in your private bathroom, which includes a walk-in shower, double vanity with quartz countertops, private toilet area with a door, and a walk-in closet. A powder room and utility closet are just outside the primary suite, as well as the covered patio, which connects to the 2- car garage. Ascend the stairs to the second floor, where you'll enter the loft area. This multi-use space can easily be transformed into an office or play area for the kids. Three secondary bedrooms are located upstairs and include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a single vanity with a quartz countertop. The Blanco includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switches.

Key facts

• Quartz countertops
• Large island
• 4,443 sq ft lot

Tags

• FRONT MASONRY EXTERIORS
• OPEN CONCEPT LIVING SPACE
• QUARTZ COUNTERTOPS
• LARGE ISLAND
• DECORATIVE BACKSPLASH
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (27.6% below list).
• Recommended offer: $224k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Freiheit El (math 37% / reading 43%, grade F, #1,514 of 4,322 statewide, top 36%, 910 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 80 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $61k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $224,496 (27.6% 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 28% 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: 0.72% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 11.5

CMA / ARV

• ARV (median comp): $468,744
• List price: $309,990
• Delta: -33.87%
• 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
109 Radnor Rd	0.54mi	4/2.0	1,736 (-2%)	2mo	$409,990	$236	68
4004 Shaw Tree	0.59mi	4/3.0	1,795 (+2%)	1mo	$302,999	$169	67
237 Inyo St	0.67mi	4/3.0	1,795 (+2%)	0mo	$251,999	$140	64
233 Inyo St	0.66mi	4/3.0	1,802 (+2%)	2mo	$249,999	$139	62
4048 Shaw Tree	0.66mi	4/3.0	1,802 (+2%)	3mo	$249,999	$139	61
4036 Shaw Tree	0.64mi	4/3.0	1,795 (+2%)	5mo	$251,999	$140	61
4064 Shaw Tree	0.69mi	4/3.0	1,802 (+2%)	4mo	$243,999	$135	59
249 Inyo St	0.69mi	3/2.0 (-1)	1,657 (-6%)	1mo	$234,999	$142	50
269 Inyo St	0.72mi	3/2.0 (-1)	1,657 (-6%)	1mo	$237,999	$144	48
5727 Tug Pt	0.37mi	3/2.0 (-1)	2,028 (+15%)	3mo	$449,990	$222	48
4044 Shaw Tree	0.66mi	3/2.0 (-1)	1,657 (-6%)	5mo	$291,999	$176	48
281 Inyo St	0.74mi	3/2.0 (-1)	1,510 (-14%)	1mo	$235,999	$156	34

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: -29.2%
• Equity multiple: 0.05×
• Total profit: $-82,344
• Equity at exit: $46,221

10-year hold

• IRR: -48.2%
• Equity multiple: -0.50×
• Total profit: $-129,858
• Equity at exit: $26,802

Cash invested: $86,797 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$33
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-402

Break-even live

Break-even rent $2,754

Max offer price $251,856

Occupancy floor —

Sensitivity live

Price	-10% $-188	-5% $-295	+0% $-402	+5% $-509	+10% $-616
Rent	-10% $-579	-5% $-490	+0% $-402	+5% $-313	+10% $-224
Rate	-1.0pp $-246	-0.5pp $-323	base $-402	+0.5pp $-482	+1.0pp $-564

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Hulda Trl New Braunfels, TX	4.0	3.0	2426	$3,000	$1.24	12d	1	0.10mi
5430 Addante St New Braunfels, TX	1.0–3.0	1.0–2.5	981	$2,299	$2.34	0d	183	0.18mi
116 Radnor Rd New Braunfels, TX	3.0	2.0	1825	$2,450	$1.34	45d	1	0.48mi
5958 Edna Pt New Braunfels, TX	4.0	3.5	2515	$2,650	$1.05	45d	1	0.50mi
138 Woodpecker Run New Braunfels, TX	3.0	2.5	1936	$1,725	$0.89	25d	1	0.77mi
301 Tahoe Ave New Braunfels, TX	4.0	2.0	1276	$1,650	$1.29	45d	1	0.81mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	45d	1	0.82mi
108 Oak Creek Way New Braunfels, TX	1.0–3.0	1.0–2.0	1051	$2,000	$1.90	0d	45	0.91mi
378 Tanager Dr New Braunfels, TX	3.0	2.0	1719	$1,825	$1.06	45d	1	0.94mi
240 Oak Creek Way New Braunfels, TX	4.0	2.5	2267	$2,395	$1.06	25d	1	1.02mi
2937 Post Oak Cir New Braunfels, TX	3.0	2.0	1641	$1,875	$1.14	0d	1	1.03mi
505 Starling Crk New Braunfels, TX	4.0	2.0	1602	$1,900	$1.19	25d	1	1.04mi
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	25d	1	1.06mi
373 Starling Crk New Braunfels, TX	3.0	2.5	1794	$1,950	$1.09	45d	1	1.07mi
3235 Blue Jay Dr New Braunfels, TX	3.0	2.0	1282	$1,725	$1.35	4d	1	1.12mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	16d	1	1.12mi
307 Limestone Crk New Braunfels, TX	3.0	2.0	1736	$2,200	$1.27	45d	1	1.15mi
620 Northgap Dr New Braunfels, TX	3.0	2.0	1260	$1,500	$1.19	45d	1	1.20mi
635 NW Crossing Dr New Braunfels, TX	3.0	2.0	1475	$1,650	$1.12	6d	1	1.22mi
3103 Swallow Pointe New Braunfels, TX	3.0	2.5	1551	$1,775	$1.14	25d	1	1.24mi
259 Creekview Way New Braunfels, TX	3.0	2.0	1668	$1,800	$1.08	45d	1	1.24mi
3025 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,699	$1.02	25d	1	1.26mi
3025 Farm to Market Road 1101 Unit 28NB-4-2 New Braunfels, TX	4.0	2.0	1667	$1,581	$0.95	19d	1	1.27mi
3019 Farm to Market Road 1101 Unit 4x New Braunfels, TX	4.0	2.0	1665	$1,581	$0.95	25d	1	1.28mi
3215 Northwest Blvd New Braunfels, TX	3.0	2.5	1574	$1,625	$1.03	6d	1	1.36mi
2900 Farm to Market Road 1101 Unit 1101 New Braunfels, TX	4.0	2.5	1665	$1,587	$0.95	6d	1	1.40mi
759 Crested Iris New Braunfels, TX	3.0	2.0	1670	$2,200	$1.32	19d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-21
   statusdays on market $309,990 Pending 80 DOM
2. 2026-06-18
   days on market $309,990 Active 79 DOM
3. 2026-06-17
   days on market $309,990 Active 78 DOM
4. 2026-06-16
   days on market $309,990 Active 77 DOM
5. 2026-06-15
   days on market $309,990 Active 76 DOM
6. 2026-06-13
   days on market $309,990 Active 74 DOM
7. 2026-06-09
   days on market $309,990 Active 70 DOM
8. 2026-06-08
   days on market $309,990 Active 69 DOM
9. 2026-06-07
   days on market $309,990 Active 68 DOM
10. 2026-06-04
    days on market $309,990 Active 65 DOM
11. 2026-06-03
    days on market $309,990 Active 64 DOM
12. 2026-06-02
    days on market $309,990 Active 63 DOM
13. 2026-06-01
    statusdays on market $309,990 Active 62 DOM
14. 2026-05-31
    days on market $309,990 Price Change 61 DOM
15. 2026-05-08
    price $359,990 1891-char remark

    Show marketing remark (1891 chars)

    JUNE/JULY ESTIMATED COMPLETION DATE. he Blanco is one of our two-story floorplans available at Mayfair in New Braunfels, Texas. This 1,761 square foot home has 4 bedrooms, 2.5 bathrooms, a loft, and a 2-car garage. Our homes in Mayfair feature front masonry exteriors. As you step inside the home from the covered front porch, you'll enter the family room and kitchen. This large, open concept living space will become the central hub of your home life. Enjoy entertaining in this bright and welcoming downstairs space. The kitchen includes quartz countertops, a large island, an oversized walk-in pantry closet, decorative backsplash, stainless-steel appliances, including a gas range, and 42'' upper cabinets. The Blanco features the primary bedroom ensuite downstairs. Jump start your morning routine in your private bathroom, which includes a walk-in shower, double vanity with quartz countertops, private toilet area with a door, and a walk-in closet. A powder room and utility closet are just outside the primary suite, as well as the covered patio, which connects to the 2- car garage. Ascend the stairs to the second floor, where you'll enter the loft area. This multi-use space can easily be transformed into an office or play area for the kids. Three secondary bedrooms are located upstairs and include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a single vanity with a quartz countertop. The Blanco includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switches.

16. 2026-04-05
    listed $370,990 Active 1905-char remark

    Show marketing remark (1905 chars)

    JUNE/JULY ESTIMATED COMPLETION. The Blanco is one of our two-story floorplans available at Mayfair in New Braunfels, Texas. This 1,761 square foot home has 4 bedrooms, 2.5 bathrooms, a loft, and a 2-car garage. Our homes in Mayfair feature front masonry exteriors. As you step inside the home from the covered front porch, you’ll enter the family room and kitchen. This large, open concept living space will become the central hub of your home life. Enjoy entertaining in this bright and welcoming downstairs space. The kitchen includes quartz countertops, a large island, an oversized walk-in pantry closet, decorative backsplash, stainless-steel appliances, including a gas range, and 42’’ upper cabinets. The Blanco features the primary bedroom ensuite downstairs. Jump start your morning routine in your private bathroom, which includes a walk-in shower, double vanity with quartz countertops, private toilet area with a door, and a walk-in closet. A powder room and utility closet are just outside the primary suite, as well as the covered patio, which connects to the 2- car garage. Ascend the stairs to the second floor, where you’ll enter the loft area. This multi-use space can easily be transformed into an office or play area for the kids. Three secondary bedrooms are located upstairs and include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a single vanity with a quartz countertop. The Blanco includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6’ privacy fence around the backyard. This home features our America’s Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switches.

17. 2026-03-31
    listed $370,990 New 1891-char remark

    Show marketing remark (1891 chars)

    JUNE/JULY ESTIMATED COMPLETION DATE. he Blanco is one of our two-story floorplans available at Mayfair in New Braunfels, Texas. This 1,761 square foot home has 4 bedrooms, 2.5 bathrooms, a loft, and a 2-car garage. Our homes in Mayfair feature front masonry exteriors. As you step inside the home from the covered front porch, you'll enter the family room and kitchen. This large, open concept living space will become the central hub of your home life. Enjoy entertaining in this bright and welcoming downstairs space. The kitchen includes quartz countertops, a large island, an oversized walk-in pantry closet, decorative backsplash, stainless-steel appliances, including a gas range, and 42'' upper cabinets. The Blanco features the primary bedroom ensuite downstairs. Jump start your morning routine in your private bathroom, which includes a walk-in shower, double vanity with quartz countertops, private toilet area with a door, and a walk-in closet. A powder room and utility closet are just outside the primary suite, as well as the covered patio, which connects to the 2- car garage. Ascend the stairs to the second floor, where you'll enter the loft area. This multi-use space can easily be transformed into an office or play area for the kids. Three secondary bedrooms are located upstairs and include carpet and closets with wood shelving. The secondary bathroom features a shower/tub combination and a single vanity with a quartz countertop. The Blanco includes vinyl flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod, irrigation system in the front and back yard, and a 6' privacy fence around the backyard. This home features our America's Smart Home base package, which includes the Video Front Doorbell, Front Door Deadbolt Lock, Home Hub, Thermostat, and smart switches.

18. 2026-02-20
    listed $370,990 Active

ⓘ 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: $26,940
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$396
• − Depreciation: −$9,018
• Taxable loss: −$10,349
• Est. tax savings @ 24.0%: +$2,484
• After-tax cash flow: $-2,337/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: 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

-3.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $359,990 LERA
• 2026-04-05 Listed $370,990 CTXMLS
• 2026-03-31 Listed $370,990 LERA
• 2026-02-20 Listed $370,990 Zillow