1751 Joy Spg · New Braunfels, TX 78130

$207,000

2 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 72 Days on market

Built 2002 4,621 sqft lot $153/sqft · 23% below area Est $268k · 23% under ↓ 8% 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 +8.3/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality.The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe's, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area. No Appointment required. Go & Show. Combo Code : 9268

Key facts

• 4,621 sq ft lot
• 2 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (21.2% below list).
• Recommended offer: $163k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Zoned schools: Walnut Springs El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 312 students, 45% FRL); New Braunfels Middle (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,301 students, 44% FRL); New Braunfels H S (math 53% / reading 10%, grade F, #1,073 of 1,632 statewide, top 66%, 1,926 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• 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; 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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $42k (17%) 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; 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 $163,181 (21.2% 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 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.79% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 10.6

CMA / ARV

• ARV (median comp): $268,103
• List price: $207,000
• Delta: -22.79%
• 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
1691 Dustin Cade	0.12mi	3/2.0 (+1)	1,498 (+10%)	2mo	$239,900	$160	70
1713 Pahmeyer Path	0.18mi	3/2.0 (+1)	1,454 (+7%)	8mo	$265,000	$182	68
2113 Sungate	0.49mi	3/2.0 (+1)	1,416 (+4%)	5mo	$256,000	$181	60
1639 Sunshine Peak	0.34mi	3/2.0 (+1)	1,417 (+4%)	15mo	$245,000	$173	59
1614 Calvin Loop	0.54mi	3/2.0 (+1)	1,432 (+6%)	2mo	$269,900	$188	58
2020 Sungate	0.33mi	3/2.0 (+1)	1,169 (-14%)	2mo	$240,000	$205	55
2075 Sungate Dr	0.46mi	3/2.0 (+1)	1,239 (-9%)	9mo	$269,000	$217	52
1631 Sunblossom Cir	0.55mi	3/2.0 (+1)	1,391 (+3%)	17mo	$297,000	$214	51
5 Roselawn Cir	0.63mi	3/2.0 (+1)	1,403 (+4%)	12mo	$259,900	$185	50
1567 Kimberly Dawn	0.34mi	3/2.0 (+1)	1,543 (+14%)	12mo	$230,000	$149	46
2069 Bentwood	0.73mi	3/2.0 (+1)	1,260 (-7%)	7mo	$224,000	$178	43
891 Noel	0.61mi	3/2.0 (+1)	1,518 (+12%)	11mo	$344,900	$227	37

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: -26.4%
• Equity multiple: 0.13×
• Total profit: $-50,407
• Equity at exit: $30,864

10-year hold

• IRR: -38.9%
• Equity multiple: -0.34×
• Total profit: $-77,781
• Equity at exit: $17,898

Cash invested: $57,960 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$308 /mo · $3,695/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-191

Break-even live

Break-even rent $1,873

Max offer price $173,337

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-132	+0% $-191	+5% $-249	+10% $-308
Rent	-10% $-319	-5% $-255	+0% $-191	+5% $-126	+10% $-62
Rate	-1.0pp $-86	-0.5pp $-138	base $-191	+0.5pp $-244	+1.0pp $-299

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	45d	1	0.19mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	45d	1	0.22mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	5d	1	0.25mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	6d	1	0.26mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	19d	1	0.38mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,545	$1.34	0d	1	0.38mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,105	$1.23	0d	1	0.38mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	6d	1	0.45mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	6d	1	0.51mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	45d	1	0.55mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	18d	1	0.63mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	45d	1	0.72mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	25d	1	0.77mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	16d	1	0.81mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	25d	1	0.81mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	14d	1	0.81mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	45d	1	0.83mi
2010 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1169	$1,649	$1.41	45d	1	0.85mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	45d	1	0.86mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	12d	1	0.87mi
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	25d	1	0.87mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	18d	1	0.89mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	25d	1	0.90mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	25d	1	0.97mi
2743 Maple Tree Rd Unit A New Braunfels, TX	2.0	1.0	1722	$1,400	$0.81	45d	1	1.03mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	0d	1	1.05mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	6d	1	1.05mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	25d	1	1.06mi
618 Gode Ln New Braunfels, TX	3.0	2.0	1255	$1,395	$1.11	45d	1	1.06mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.07mi
316 Loma Vista St Unit 316 New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	45d	1	1.08mi
337 S Water Ln New Braunfels, TX	2.0	2.0	1079	$1,295	$1.20	25d	1	1.08mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	45d	1	1.08mi
314 Loma Vista St New Braunfels, TX	3.0	2.0	1650	$1,350	$0.82	16d	1	1.08mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	45d	1	1.10mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	6d	1	1.12mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	6d	1	1.12mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	6d	1	1.12mi
2701 Farm to Market Road 1044 Unit 22 New Braunfels, TX	2.0	1.5	1301	$1,429	$1.10	21d	1	1.13mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	18d	1	1.14mi

Listing history 42 events

1. 2026-06-21
   days on market $207,000 Active 72 DOM
2. 2026-06-18
   days on market $207,000 Active 69 DOM
3. 2026-06-17
   days on market $207,000 Active 68 DOM
4. 2026-06-16
   days on market $207,000 Active 67 DOM
5. 2026-06-15
   days on market $207,000 Active 66 DOM
6. 2026-06-13
   days on market $207,000 Active 64 DOM
7. 2026-06-09
   days on market $207,000 Active 60 DOM
8. 2026-06-08
   pricedays on market $207,000 Active 59 DOM
9. 2026-06-07
   pricedays on market $217,000 Active 58 DOM
10. 2026-06-04
    days on market $229,000 Active 55 DOM
11. 2026-06-03
    days on market $229,000 Active 54 DOM
12. 2026-06-02
    days on market $229,000 Active 53 DOM
13. 2026-06-02
    days on market $229,000 Active 52 DOM
14. 2026-05-31
    days on market $229,000 Active 51 DOM
15. 2026-05-06
    price $239,000 1463-char remark

    Show marketing remark (1463 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality.The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe's, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area. No Appointment required. Go & Show. Combo Code : 9268

16. 2026-05-05
    price $239,000 1411-char remark

    Show marketing remark (1411 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality. The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe’s, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area.

17. 2026-05-05
    price $239,000

    Show marketing remark (1411 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality. The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe’s, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area.

18. 2026-04-10
    listed $249,000 New 1463-char remark

    Show marketing remark (1411 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality. The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe’s, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area.

19. 2026-04-10
    listed $249,000 Active 1411-char remark

    Show marketing remark (1411 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality. The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe’s, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area.

20. 2026-04-10
    listed $249,000 Active

    Show marketing remark (1411 chars)

    Welcome to this beautiful single-story home in the desirable Meadow Creek community of New Braunfels. This charming 3-bedroom, 2-bath residence also features a versatile office space, perfect for working from home or accommodating guests. Step inside to discover a fresh, modern interior with no carpet throughout featuring stylish vinyl, ceramic tile, and wood flooring for easy maintenance and a clean, contemporary feel. The home has been thoughtfully updated with new lighting, ceiling fans, and modern appliances, offering both comfort and functionality. The kitchen is equipped with solid countertops, built-in microwave, and electric range, making it ideal for everyday living and entertaining. The spacious primary suite includes a ceiling fan and a convenient shower/tub combo. Enjoy relaxing mornings on the inviting covered front porch or unwind in the private backyard with no rear neighbors, providing added privacy and a peaceful setting. Conveniently located with easy access to IH-35, this property is just minutes from everyday essentials including HEB, Walmart, Lowe’s, and a variety of dining and shopping options. Outdoor enthusiasts will appreciate proximity to Fischer Park, while families benefit from nearby schools within New Braunfels ISD. Whether you're a first-time homebuyer, downsizing, or investing, this move-in-ready home offers an excellent opportunity in a growing area.

21. 2026-04-03
    historical
22. 2026-04-03
    historical
23. 2026-01-28
    listed $270,000 New
24. 2026-01-06
    listed $270,000 Active
25. 2025-12-20
    historical
26. 2025-12-17
    status Active
27. 2025-12-17
    status Active
28. 2025-12-05
    status Pending
29. 2025-12-04
    status Pending
30. 2025-11-20
    listed $250,000 Active
31. 2025-11-04
    listed Active
32. 2025-10-23
    soldstatus
33. 2025-08-13
    soldstatus
34. 2025-08-08
    soldstatus Sold
35. 2025-07-08
    status Pending
36. 2025-06-28
    price $200,000
37. 2025-06-24
    price $220,000
38. 2025-05-30
    price $230,000
39. 2025-04-11
    price $249,500
40. 2025-03-04
    listed $260,000 New
41. 2002-08-16
    soldstatus
42. 2001-08-16
    soldstatus

ⓘ 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: $3,695 · $308/mo
• Projected year-2 tax: $3,788 · $316/mo
• Expected delta: +$93/yr (+$8/mo · 2.5%)

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

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: $19,582
• − Mortgage interest: −$11,595
• − Property taxes: −$3,695
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$6,022
• Taxable loss: −$5,898
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $-871/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: 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

• 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 (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

-8.1% since first listed

28 events — show timeline

• 2026-05-06 Price Changed $239,000 LERA
• 2026-05-05 Price Changed $239,000 CTXMLS
• 2026-05-05 Price Changed $239,000 Unlock MLS
• 2026-04-10 Listed $249,000 LERA
• 2026-04-10 Listed $249,000 Unlock MLS
• 2026-04-10 Listed $249,000 CTXMLS
• 2026-04-03 Listing Removed — LERA
• 2026-04-03 Listing Removed — CTXMLS
• 2026-01-28 Listed $270,000 LERA
• 2026-01-06 Listed $270,000 CTXMLS
• 2025-12-20 Listing Removed — CTXMLS
• 2025-12-17 Relisted — Unlock MLS
• 2025-12-17 Relisted — CTXMLS
• 2025-12-05 Pending — Unlock MLS
• 2025-12-04 Pending — CTXMLS
• 2025-11-20 Listed $250,000 CTXMLS
• 2025-11-04 Listed — Unlock MLS
• 2025-10-23 Sold (Public Records) — Public Records
• 2025-08-13 Sold (Public Records) — Public Records
• 2025-08-08 Sold (MLS) — LERA
• 2025-07-08 Pending — LERA
• 2025-06-28 Price Changed $200,000 LERA
• 2025-06-24 Price Changed $220,000 LERA
• 2025-05-30 Price Changed $230,000 LERA
• 2025-04-11 Price Changed $249,500 LERA
• 2025-03-04 Listed $260,000 LERA
• 2002-08-16 Sold (Public Records) — Public Records
• 2001-08-16 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,695 · -17.5% YoY. Source: county tax records.