Napali Plan · Spring Branch, TX 78070

$399,999

5 bd · 3.0 ba · 2,524 sqft · SingleFamily · 134 Days on market

Good condition ↓ 1% 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).

• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home features a single-level owner's suite, offering a serene retreat with a full bathroom and walk-in closet. A secondary bedroom is located near the front of the home, while an open-concept floorplan encourages seamless indoor-outdoor living with access to an inviting covered porch. On the second level, a bonus room provides a versatile shared living area easily accessible from three additional secondary bedrooms.

Key facts

• Covered porch
• Full bathroom
• Walk-in closet

Tags

• SINGLE-LEVEL OWNER'S SUITE
• FULL BATHROOM
• WALK-IN CLOSET
• OPEN-CONCEPT FLOORPLAN
• COVERED PORCH
• BONUS ROOM

🏗️ New construction. The $399,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $693,349.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (34.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (42.4% below list).
• Recommended offer: $230k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 1.1% vs local median 1.8% in Spring Branch — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rebecca Creek El (math 55% / reading 52%, grade C, #686 of 4,322 statewide, top 16%, 605 students, 51% FRL); Mt Valley Middle (math 55% / reading 51%, grade C+, #281 of 1,662 statewide, top 18%, 808 students, 49% FRL); Canyon Lake H S (math 46% / reading 56%, grade D+, #482 of 1,632 statewide, top 30%, 1,038 students, 37% FRL) — zoned schools average 46% FRL vs 31% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 750 active listings in the ZIP; high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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 134 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $230,294 (42.4% 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 134 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.33% ✗
• Cap rate: 1.15%
• Cash-on-cash: -18.37%
• DSCR: 0.18
• GRM: 25.1

CMA / ARV

• ARV (median comp): $693,349
• List price: $399,999
• Delta: -42.31%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6706 Flores Rd	0.36mi	5/3.0	2,524 (0%)	0mo	$378,999	$150	83
234 Sabella	0.55mi	4/3.0 (-1)	2,427 (-4%)	1mo	$700,000	$288	62
6910 Flores Rd	0.12mi	4/3.5 (-1)	2,126 (-16%)	0mo	$312,999	$147	62
1652 Rimrock	1.07mi	4/3.5 (-1)	2,403 (-5%)	2mo	$489,900	$204	48
432 Rebecca Springs Rd	1.02mi	5/3.5	2,778 (+10%)	3mo	$667,990	$240	44
457 Havasu Pt	0.98mi	4/2.5 (-1)	2,777 (+10%)	3mo	$755,000	$272	39
419 Havasu Pt	0.78mi	4/3.0 (-1)	2,592 (+3%)	20mo	$789,900	$305	38
1640 Rimrock Cv	1.08mi	4/3.0 (-1)	2,405 (-5%)	23mo	$489,900	$204	33
2314 Cascada Pkwy	0.60mi	4/2.5 (-1)	2,873 (+14%)	15mo	$699,000	$243	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -53.4%
• Equity multiple: -0.55×
• Total profit: $-301,622
• Equity at exit: $103,381

10-year hold

• IRR: —
• Equity multiple: -1.61×
• Total profit: $-506,266
• Equity at exit: $59,948

Cash invested: $194,138 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 7 under contract
• Months of supply: 31.5 mo (3%/mo absorbed)
• Median asking: $380,999 ($164/sqft)
• Median days on market: 119 d
• This list price: 76% of active listings are priced below it
• ARV vs active asking: +67.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78070

• Home prices YoY: -20.8%
• Active inventory: 750
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$3,636
• Tax est. 1.5%: −$867 /mo · $10,400/yr
• Insurance: −$289
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-2,972

Break-even live

Break-even rent $6,065

Max offer price $263,259

Occupancy floor —

Sensitivity live

Price	-10% $-2,493	-5% $-2,733	+0% $-2,972	+5% $-3,212	+10% $-3,451
Rent	-10% $-3,154	-5% $-3,063	+0% $-2,972	+5% $-2,881	+10% $-2,790
Rate	-1.0pp $-2,623	-0.5pp $-2,796	base $-2,972	+0.5pp $-3,152	+1.0pp $-3,335

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: $173,337
• Closing costs: $20,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $399,999 Active 134 DOM
2. 2026-08-06
   days on market $399,999 Active 132 DOM
3. 2026-08-05
   days on market $399,999 Active 131 DOM
4. 2026-08-04
   days on market $399,999 Active 130 DOM
5. 2026-08-03
   days on market $399,999 Active 129 DOM
6. 2026-07-31
   days on market $399,999 Active 126 DOM
7. 2026-07-30
   days on market $399,999 Active 124 DOM
8. 2026-07-28
   days on market $399,999 Active 123 DOM
9. 2026-07-26
   days on market $399,999 Active 121 DOM
10. 2026-07-24
    days on market $399,999 Active 119 DOM
11. 2026-07-23
    days on market $399,999 Active 118 DOM
12. 2026-07-22
    days on market $399,999 Active 117 DOM
13. 2026-07-21
    days on market $399,999 Active 116 DOM
14. 2026-07-20
    days on market $399,999 Active 115 DOM
15. 2026-07-18
    days on market $399,999 Active 113 DOM
16. 2026-07-18
    days on market $399,999 Active 112 DOM
17. 2026-07-16
    days on market $399,999 Active 111 DOM
18. 2026-07-15
    days on market $399,999 Active 110 DOM
19. 2026-07-14
    days on market $399,999 Active 109 DOM
20. 2026-07-13
    days on market $399,999 Active 108 DOM
21. 2026-07-13
    days on market $399,999 Active 107 DOM
22. 2026-07-11
    days on market $399,999 Active 106 DOM
23. 2026-07-10
    days on market $399,999 Active 105 DOM
24. 2026-07-09
    days on market $399,999 Active 104 DOM
25. 2026-07-07
    days on market $399,999 Active 102 DOM
26. 2026-07-06
    days on market $399,999 Active 101 DOM
27. 2026-07-05
    days on market $399,999 Active 100 DOM
28. 2026-07-03
    days on market $399,999 Active 98 DOM
29. 2026-07-02
    days on market $399,999 Active 97 DOM
30. 2026-07-01
    days on market $399,999 Active 96 DOM
31. 2026-06-30
    days on market $399,999 Active 95 DOM
32. 2026-06-29
    days on market $399,999 Active 94 DOM
33. 2026-06-28
    days on market $399,999 Active 93 DOM
34. 2026-06-26
    days on market $399,999 Active 91 DOM
35. 2026-06-24
    days on market $399,999 Active 89 DOM
36. 2026-06-22
    days on market $399,999 Active 87 DOM
37. 2026-06-21
    days on market $399,999 Active 86 DOM
38. 2026-06-18
    days on market $399,999 Active 83 DOM
39. 2026-06-17
    days on market $399,999 Active 82 DOM
40. 2026-06-16
    days on market $399,999 Active 81 DOM
41. 2026-06-15
    days on market $399,999 Active 80 DOM
42. 2026-06-13
    days on market $399,999 Active 78 DOM
43. 2026-06-09
    days on market $399,999 Active 74 DOM
44. 2026-06-08
    days on market $399,999 Active 73 DOM
45. 2026-06-07
    days on market $399,999 Active 72 DOM
46. 2026-06-04
    days on market $399,999 Active 69 DOM
47. 2026-06-03
    days on market $399,999 Active 68 DOM
48. 2026-06-02
    days on market $399,999 Active 67 DOM
49. 2026-06-02
    days on market $399,999 Active 66 DOM
50. 2026-05-31
    days on market $399,999 Active 65 DOM

ⓘ 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: $27,635
• − Mortgage interest: −$38,838
• − Property taxes: −$10,400
• − Insurance: −$3,467
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$20,170
• Taxable loss: −$49,662
• Est. tax savings @ 24.0%: +$11,919
• After-tax cash flow: $-23,748/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 None rehab

This new two-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good return on investment with potential for further value increases through minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting the exterior brick and siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental value ↑

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Rebecca Creek El C TX #686/4,322 Nat'l #10,846/41,679 Middle Mt Valley Middle C+ TX #281/1,662 Nat'l #2,873/14,009 High Canyon Lake H S D+ TX #482/1,632 Nat'l #5,320/17,239

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 — Spring Branch

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Comal County · 175,637 people
• City population: 19,836
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 20,200
• Household income: $115,175
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Two or more races 12% Black 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% French/Haitian/Cajun 1%

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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: ▼ -61.35%
• Current HPI: 233.2875
• Rent YoY: —
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-1.2% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $409,999 Zillow
• 2026-03-27 Listed $414,999 Zillow