1866 Stonechat · New Braunfels, TX 78130

$238,500

4 bd · 2.5 ba · 1,891 sqft · SingleFamily · 138 Days on market

Built 2025 Good condition 4,791 sqft lot $126/sqft · at area comps Est $249k · at est. $32/mo HOA · 2% of rent ↓ 6% 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 +9.5/30.0
• ARV discount +9.4/15.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• 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 Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

Key facts

• Central game room
• Attached bathroom
• Walk-in closet

Tags

• OWNER'S SUITE
• ATTACHED BATHROOM
• WALK-IN CLOSET
• CENTRAL GAME ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (19.5% below list).
• Recommended offer: $192k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Market conditions: Rents soft (-2.0%/yr); 1932 active listings in the ZIP; 40 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; 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 138 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,960 (19.5% 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 138 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: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $248,750
• List price: $238,500
• Delta: -4.12%
• 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
1825 Stonechat	0.09mi	4/2.5	1,891 (0%)	1mo	$247,999	$131	95
1908 Stonechat	0.07mi	3/2.0 (-1)	1,904 (+1%)	0mo	$270,999	$142	88
3934 Legend Park	0.17mi	4/2.0	1,854 (-2%)	0mo	$329,000	$177	87
135 Bass	0.34mi	4/2.5	1,910 (+1%)	1mo	$269,900	$141	82
1861 Stonechat	0.03mi	4/2.0	1,667 (-12%)	1mo	$223,999	$134	76
1877 Stonechat	0.04mi	4/2.0	1,667 (-12%)	0mo	$228,999	$137	76
1834 Stonechat	0.07mi	4/2.5	2,162 (+14%)	0mo	$249,500	$115	73
642 Rusty Gate Way	0.75mi	3/2.0 (-1)	1,922 (+2%)	1mo	$335,000	$174	54
724 Rusty Gate Way	0.62mi	3/2.0 (-1)	1,770 (-6%)	2mo	$315,000	$178	52
3541 Hilts Trl	0.62mi	4/2.5	2,173 (+15%)	0mo	$243,999	$112	46
3526 Hilts Trl	0.65mi	4/2.5	2,173 (+15%)	2mo	$243,999	$112	43
627 Ridgeglen Dr	0.70mi	3/2.0 (-1)	1,647 (-13%)	0mo	$310,000	$188	39

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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-54,653
• Equity at exit: $35,561

10-year hold

• IRR: -33.0%
• Equity multiple: -0.24×
• Total profit: $-82,562
• Equity at exit: $20,621

Cash invested: $66,780 (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: 1932
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,251
• Tax est. 1.5%: −$298 /mo · $3,578/yr
• Insurance: −$99
• HOA: −$32
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-164

Break-even live

Break-even rent $2,127

Max offer price $214,807

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-81	+0% $-164	+5% $-246	+10% $-329
Rent	-10% $-315	-5% $-240	+0% $-164	+5% $-88	+10% $-12
Rate	-1.0pp $-44	-0.5pp $-103	base $-164	+0.5pp $-226	+1.0pp $-288

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: $59,625
• Closing costs: $7,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1881 Stonechat New Braunfels, TX	3.0	2.0	1260	$1,595	$1.27	5d	1	0.04mi
1837 Stonechat New Braunfels, TX	3.0	2.0	1474	$1,575	$1.07	45d	1	0.06mi
3943 Legend Mdws New Braunfels, TX	3.0	2.0	1542	$1,695	$1.10	0d	1	0.18mi
104 Bass Ln New Braunfels, TX	3.0	2.0	2237	$1,995	$0.89	3d	1	0.26mi
108 Bass Ln New Braunfels, TX	3.0	2.5	1770	$1,999	$1.13	3d	1	0.27mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	3d	1	0.30mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	4d	1	0.30mi
3952 Gentle Mdw New Braunfels, TX	3.0	2.5	1910	$1,795	$0.94	5d	1	0.31mi
2864 Rosefinch New Braunfels, TX	4.0	2.0	1667	$1,750	$1.05	45d	1	0.31mi
2831 Calandra Lark New Braunfels, TX	3.0	2.0	1901	$1,849	$0.97	45d	1	0.31mi
3931 Gentle Mdw New Braunfels, TX	3.0	2.0	1698	$1,861	$1.10	45d	1	0.32mi
2935 Whinchat New Braunfels, TX	4.0	2.0	1648	$1,700	$1.03	5d	1	0.32mi
1201 Legend Pass New Braunfels, TX	3.0	2.0	1234	$1,650	$1.34	45d	1	0.32mi
2834 Calandra Lark New Braunfels, TX	4.0	3.0	1900	$1,995	$1.05	25d	1	0.33mi
283 Rolling Hls New Braunfels, TX	4.0	2.0	1459	$1,700	$1.17	45d	1	0.33mi
2915 Whinchat Unit N/A Canyon Lake, TX	3.0	2.0	1474	$2,850	$1.93	3d	1	0.33mi
2924 Whinchat New Braunfels, TX	3.0	2.0	1675	$1,925	$1.15	25d	1	0.35mi
2815 Rosefinch New Braunfels, TX	4.0	2.0	1648	$1,725	$1.05	5d	1	0.38mi
2802 Calandra Lark New Braunfels, TX	3.0	2.0	1886	$1,995	$1.06	45d	1	0.38mi
4044 Legend Mdws New Braunfels, TX	3.0	2.0	1606	$1,800	$1.12	0d	1	0.39mi
2766 Rosefinch New Braunfels, TX	4.0	3.0	1874	$1,795	$0.96	17d	1	0.46mi
2595 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1375	$1,395	$1.01	0d	1	0.49mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	0.52mi
2737 Green Finch New Braunfels, TX	4.0	2.0	1667	$1,800	$1.08	16d	1	0.52mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	0.53mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	45d	1	0.53mi
4107 Carraway St New Braunfels, TX	4.0	2.5	2348	$2,000	$0.85	3d	1	0.63mi
1490 W Klein Rd New Braunfels, TX	3.0	2.0	1300	$1,495	$1.15	45d	1	0.63mi
3514 Hilts Trl New Braunfels, TX	3.0	2.0	1402	$1,695	$1.21	19d	1	0.67mi
3307 Hilts Trl New Braunfels, TX	3.0	2.0	1266	$1,650	$1.30	16d	1	0.67mi
646 Ridge Lawn Dr New Braunfels, TX	3.0	2.0	1882	$1,950	$1.04	25d	1	0.69mi
741 Farmers Dell New Braunfels, TX	4.0	2.5	2538	$2,199	$0.87	45d	1	0.70mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	25d	1	0.75mi
2842 Ridge Berry Rd New Braunfels, TX	3.0	2.0	1586	$2,200	$1.39	0d	1	0.76mi
901 Beebrush Ln New Braunfels, TX	2.0–4.0	1.5–3.5	1525	$2,095	$1.37	0d	129	0.77mi
4211 Danforth St New Braunfels, TX	4.0	2.0	1585	$1,800	$1.14	45d	1	0.77mi
905 Beebrush Ln New Braunfels, TX	3.0	2.5	1462	$1,795	$1.23	45d	1	0.79mi
907 Beebrush Ln New Braunfels, TX	4.0	3.0	1785	$1,775	$0.99	0d	1	0.79mi
907 Beebrush Ln New Braunfels, TX	4.0	3.0	1785	$1,775	$0.99	25d	1	0.79mi
3230 Mound Rdg New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	45d	1	0.82mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 19 events

1. 2026-06-21
   days on market $238,500 Active 138 DOM
2. 2026-06-18
   days on market $238,500 Active 135 DOM
3. 2026-06-17
   days on market $238,500 Active 134 DOM
4. 2026-06-16
   days on market $238,500 Active 133 DOM
5. 2026-06-15
   days on market $238,500 Active 132 DOM
6. 2026-06-13
   days on market $238,500 Active 130 DOM
7. 2026-06-09
   days on market $238,500 Active 126 DOM
8. 2026-06-08
   days on market $238,500 Active 125 DOM
9. 2026-06-07
   days on market $238,500 Active 124 DOM
10. 2026-06-04
    days on market $238,500 Active 121 DOM
11. 2026-06-03
    days on market $238,500 Active 120 DOM
12. 2026-06-02
    statusdays on market $238,500 Active 119 DOM
13. 2026-06-02
    days on market $238,500 Price Change 118 DOM
14. 2026-05-31
    days on market $238,500 Price Change 117 DOM
15. 2026-05-02
    price $239,000 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

16. 2026-04-11
    price $239,500 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

17. 2026-03-25
    price $240,000 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

18. 2026-02-20
    price $245,000 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

19. 2026-02-03
    listed $255,000 New 562-char remark

    Show marketing remark (562 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Littleton: On the first floor of this spacious two-story home is a convenient and modern layout seamlessly connecting the kitchen, dining room and family room together. In a private corner is the tranquil owner's suite with an attached bathroom and walk-in closet. Upstairs is a sprawling central game room made for gatherings of all sizes, along with three secondary bedrooms to provide sleeping accommodations to family members and guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,035
• − Mortgage interest: −$13,360
• − Property taxes: −$3,578
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$384
• − Depreciation: −$6,938
• Taxable loss: −$6,102
• Est. tax savings @ 24.0%: +$1,465
• After-tax cash flow: $-500/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 two-story home is in good condition with a modern layout and good curb appeal. It has a good potential for value increase with minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers
• Both Adding a smart home system — A smart home system can increase convenience and energy efficiency, making the home more attractive to buyers and renters

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 the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers ↑
• Both Adding a smart home system — A smart home system can increase convenience and energy efficiency, making the home more attractive to buyers and renters ↑

ⓘ 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: 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

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

-6.3% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $239,000 LERA
• 2026-04-11 Price Changed $239,500 LERA
• 2026-03-25 Price Changed $240,000 LERA
• 2026-02-20 Price Changed $245,000 LERA
• 2026-02-03 Listed $255,000 LERA