272 Flathead · New Braunfels, TX 78130

$320,999

5 bd · 3.0 ba · 2,516 sqft · Land · 81 Days on market

Built 2026 5,662 sqft lot $128/sqft · 23% above area Est $260k · 23% over $100/mo HOA · 4% of rent

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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 +7.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $321k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (16.3% below list).
• Recommended offer: $258k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% FRL); Church Hill Middle (math 64% / reading 60%, grade B+, #134 of 1,662 statewide, top 8%, 748 students, 29% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent runs 39% 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 $10k 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 81 days — a 6% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $257,611 (19.7% 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 81 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: 0.84% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.79%
• DSCR: 0.79
• GRM: 10.0

CMA / ARV

• ARV (median comp): $259,949
• List price: $320,999
• Delta: 23.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.2%
• Equity multiple: 0.08×
• Total profit: $-82,539
• Equity at exit: $47,862

10-year hold

• IRR: -47.5%
• Equity multiple: -0.46×
• Total profit: $-130,901
• Equity at exit: $27,754

Cash invested: $89,880 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,683
• Tax from tax record: −$564 /mo · $6,763/yr
• Insurance: −$134
• HOA: −$100
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-359

Break-even live

Break-even rent $3,140

Max offer price $257,611

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-268	+0% $-359	+5% $-450	+10% $-541
Rent	-10% $-571	-5% $-465	+0% $-359	+5% $-253	+10% $-147
Rate	-1.0pp $-197	-0.5pp $-277	base $-359	+0.5pp $-442	+1.0pp $-527

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: $80,250
• Closing costs: $9,630
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Radnor Rd New Braunfels, TX	4.0	4.0	2800	$2,800	$1.00	45d	1	0.48mi
5958 Edna Pt New Braunfels, TX	4.0	3.5	2515	$2,650	$1.05	45d	1	0.59mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	16d	1	0.70mi
316 Hulda Trl New Braunfels, TX	4.0	3.0	2426	$3,000	$1.24	12d	1	0.81mi
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,750	$1.16	6d	1	1.06mi
5862 Hopper Ct New Braunfels, TX	5.0	3.0	3099	$3,500	$1.13	45d	1	1.25mi
364 Starling Crk New Braunfels, TX	4.0	2.5	2477	$2,175	$0.88	25d	1	1.29mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	45d	1	1.36mi
240 Oak Creek Way New Braunfels, TX	4.0	2.5	2267	$2,395	$1.06	25d	1	1.39mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 20 events

1. 2026-05-31
   price $320,999 Pending 81 DOM
2. 2026-05-12
   price $305,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

3. 2026-04-30
   price $307,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

4. 2026-04-29
   price $298,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

5. 2026-04-28
   price $299,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

6. 2026-04-18
   price $303,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

7. 2026-04-16
   price $348,999 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

8. 2026-04-15
   status Back on Market 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

9. 2026-04-13
   status Pending 353-char remark

   Show marketing remark (353 chars)

   The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

10. 2026-04-10
    price $296,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

11. 2026-03-25
    price $288,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

12. 2026-03-24
    price $290,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

13. 2026-03-18
    price $293,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

14. 2026-03-17
    price $294,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

15. 2026-03-12
    price $296,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

16. 2026-03-06
    price $299,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

17. 2026-03-05
    price $289,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

18. 2026-03-04
    price $290,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

19. 2026-02-28
    price $291,999 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

20. 2026-02-26
    listed $292,999 New 353-char remark

    Show marketing remark (353 chars)

    The Santo floorplan is a two-story home with 5 bedrooms, 3 bathrooms and a 2-car garage. Features include dining room, living room and primary bedroom downstairs. Estimated Completion March 2026. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,763 · $564/mo
• Projected year-2 tax: $6,763 · $564/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,231
• − Mortgage interest: −$17,981
• − Property taxes: −$6,763
• − Insurance: −$1,605
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$1,200
• − Depreciation: −$9,338
• Taxable loss: −$9,813
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-1,951/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

+4.4% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $305,999 LERA
• 2026-04-30 Price Changed $307,999 LERA
• 2026-04-29 Price Changed $298,999 LERA
• 2026-04-28 Price Changed $299,999 LERA
• 2026-04-18 Price Changed $303,999 LERA
• 2026-04-16 Price Changed $348,999 LERA
• 2026-04-15 Relisted — LERA
• 2026-04-13 Pending — LERA
• 2026-04-10 Price Changed $296,999 LERA
• 2026-03-25 Price Changed $288,999 LERA
• 2026-03-24 Price Changed $290,999 LERA
• 2026-03-18 Price Changed $293,999 LERA
• 2026-03-17 Price Changed $294,999 LERA
• 2026-03-12 Price Changed $296,999 LERA
• 2026-03-06 Price Changed $299,999 LERA
• 2026-03-05 Price Changed $289,999 LERA
• 2026-03-04 Price Changed $290,999 LERA
• 2026-02-28 Price Changed $291,999 LERA
• 2026-02-26 Listed $292,999 LERA

Property tax history

+399.7%/yr

Latest (2026): $6,763 · +399.7% YoY. Source: county tax records.