1524 Golden Wheat · New Braunfels, TX 78130

$239,990

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 354 Days on market

Built 2025 4,791 sqft lot $159/sqft · 17% below area Est $290k · 17% under $50/mo HOA · 3% of rent ↓ 19% 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 +7.7/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (24.6% below list).
• Recommended offer: $181k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 26d 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 354 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $55k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $180,873 (24.6% 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 354 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.89%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $289,752
• List price: $239,990
• Delta: -17.17%
• 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
1524 Golden Wheat	0.00mi	3/2.0	1,512 (0%)	0mo	$239,990	$159	100
1668 Quiet Teal	0.09mi	3/2.0	1,524 (+1%)	1mo	$294,990	$194	93
1528 Gentle Vw	0.11mi	3/2.0	1,495 (-1%)	1mo	$263,990	$177	92
1521 Gentle Vw	0.15mi	3/2.0	1,495 (-1%)	2mo	$269,990	$181	90
1540 Gentle Vw	0.12mi	3/2.0	1,424 (-6%)	2mo	$240,160	$169	83
1568 Golden Wheat	0.09mi	4/2.0 (+1)	1,642 (+9%)	1mo	$284,990	$174	75
1544 Gentle Vw	0.12mi	3/2.0	1,687 (+12%)	0mo	$294,990	$175	75
1616 Big Sur Dr	0.41mi	3/2.0	1,574 (+4%)	2mo	$284,990	$181	72
1639 Lost Nook	0.16mi	3/2.0	1,687 (+12%)	2mo	$319,990	$190	72
1628 Big Sur	0.38mi	3/2.0	1,640 (+8%)	1mo	$317,990	$194	67
1645 Viola Ln	0.20mi	4/2.0 (+1)	1,687 (+12%)	3mo	$324,990	$193	64
1741 James St	0.68mi	4/2.0 (+1)	1,672 (+11%)	2mo	$294,999	$176	44

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-61,941
• Equity at exit: $35,783

10-year hold

• IRR: -45.1%
• Equity multiple: -0.45×
• Total profit: $-97,118
• Equity at exit: $20,750

Cash invested: $67,197 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$50
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-280

Break-even live

Break-even rent $2,163

Max offer price $199,529

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-197	+0% $-280	+5% $-363	+10% $-445
Rent	-10% $-423	-5% $-351	+0% $-280	+5% $-208	+10% $-137
Rate	-1.0pp $-159	-0.5pp $-219	base $-280	+0.5pp $-342	+1.0pp $-405

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1696 Quiet Teal New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	25d	1	0.03mi
1652 Viola Ln New Braunfels, TX	4.0	2.5	2218	$1,810	$0.82	0d	1	0.19mi
417 Deborah Dr New Braunfels, TX	3.0	2.0	1402	$1,900	$1.36	45d	1	0.66mi
1644 Layne Loop New Braunfels, TX	4.0	2.0	1672	$1,900	$1.14	25d	1	0.68mi
1733 James St New Braunfels, TX	4.0	2.0	1717	$1,995	$1.16	25d	1	0.71mi
1721 James St New Braunfels, TX	3.0	2.0	1672	$1,950	$1.17	25d	1	0.72mi
1492 Jordan Xing New Braunfels, TX	3.0	2.0	1844	$1,850	$1.00	25d	1	0.79mi
708 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1369	$1,495	$1.09	19d	1	0.86mi
708 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1373	$1,495	$1.09	18d	1	0.86mi
603 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1754	$1,895	$1.08	23d	1	0.86mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	25d	1	0.86mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	0d	1	0.86mi
655 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1758	$1,850	$1.05	45d	1	0.86mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	23d	1	0.87mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	45d	1	0.87mi
1509 Cap Ridge Peak New Braunfels, TX	3.0	2.0	1572	$1,745	$1.11	25d	1	0.89mi
734 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1370	$1,525	$1.11	45d	1	0.90mi
752 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1370	$1,450	$1.06	19d	1	0.92mi
2123 Dodge Dr New Braunfels, TX	3.0	2.5	2243	$1,970	$0.88	0d	1	0.94mi
2118 Silver Maple New Braunfels, TX	3.0	2.0	1209	$1,700	$1.41	6d	1	0.99mi
364 Huntsman Way New Braunfels, TX	3.0	2.0	1384	$1,750	$1.26	45d	1	1.04mi
146 Trail Wood New Braunfels, TX	3.0	2.0	1610	$1,500	$0.93	45d	1	1.10mi
323 Deer Crest Dr New Braunfels, TX	4.0	2.0	1604	$2,700	$1.68	25d	1	1.13mi
259 Kinsley Way New Braunfels, TX	4.0	2.5	2246	$2,345	$1.04	22d	1	1.17mi
259 Kinsley Way New Braunfels, TX	4.0	2.5	2246	$2,350	$1.05	25d	1	1.17mi
259 Kinsley Way New Braunfels, TX	4.0	2.5	2246	$2,450	$1.09	45d	1	1.17mi
248 Kinsley Way New Braunfels, TX	3.0	2.0	1532	$1,750	$1.14	25d	1	1.17mi
308 Blacktail Dr New Braunfels, TX	2.0	2.0	1187	$1,595	$1.34	5d	1	1.17mi
255 Kinsley Way New Braunfels, TX	4.0	2.5	2094	$1,997	$0.95	23d	1	1.17mi
146 Texas Thistle New Braunfels, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	1.17mi
220 Kinsley Way New Braunfels, TX	4.0	2.0	1602	$1,650	$1.03	45d	1	1.18mi
2243 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,450	$1.11	5d	1	1.18mi
2237 Avery Vlg New Braunfels, TX	3.0	2.0	1293	$1,595	$1.23	5d	1	1.19mi
756 Guna Dr New Braunfels, TX	3.0	2.5	1594	$1,980	$1.24	45d	1	1.19mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	6d	1	1.21mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	14d	1	1.21mi
2213 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,595	$1.23	45d	1	1.22mi
1391 Rios Bend Dr New Braunfels, TX	3.0	2.5	1639	$1,747	$1.07	25d	1	1.22mi
352 Blacktail Dr New Braunfels, TX	3.0	2.0	1548	$1,695	$1.09	25d	1	1.23mi
409 Dakota Crk New Braunfels, TX	3.0	2.5	2100	$1,995	$0.95	25d	1	1.25mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 12 events

1. 2026-05-13
   price $239,990 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

2. 2026-05-05
   price $259,990 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

3. 2026-05-04
   status Back on Market 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

4. 2026-02-16
   status Pending 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

5. 2026-01-24
   price $269,790 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

6. 2026-01-23
   price $269,290 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

7. 2026-01-06
   price $254,290 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

8. 2026-01-02
   price $231,290 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

9. 2025-10-16
   price $254,290 311-char remark

   Show marketing remark (311 chars)

   *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

10. 2025-06-06
    price $260,290 311-char remark

    Show marketing remark (311 chars)

    *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

11. 2025-04-22
    price $269,290 311-char remark

    Show marketing remark (311 chars)

    *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

12. 2025-03-24
    listed $295,290 New 311-char remark

    Show marketing remark (311 chars)

    *Available June 2025!* The charming one-story Taft has a modern farmhouse design with stone on facade and offers a spacious kitchen overlooking the Gathering Room and Dining Area, and a Study. The island kitchen has stainless steel appliances, granite countertops and subway tile backsplash. Wood look vinyl.

ⓘ 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 2/10 Low
• 🌡 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: $21,705
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$600
• − Depreciation: −$6,982
• Taxable loss: −$7,593
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,533/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

• Census place: New Braunfels, TX
• 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

-18.7% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $239,990 LERA
• 2026-05-05 Price Changed $259,990 LERA
• 2026-05-04 Relisted — LERA
• 2026-02-16 Pending — LERA
• 2026-01-24 Price Changed $269,790 LERA
• 2026-01-23 Price Changed $269,290 LERA
• 2026-01-06 Price Changed $254,290 LERA
• 2026-01-02 Price Changed $231,290 LERA
• 2025-10-16 Price Changed $254,290 LERA
• 2025-06-06 Price Changed $260,290 LERA
• 2025-04-22 Price Changed $269,290 LERA
• 2025-03-24 Listed $295,290 LERA