247 Azalea Way · New Braunfels, TX 78132

$290,000

5 bd · 2.0 ba · 2,748 sqft · SingleFamily public records · 14 Days on market

Built 2018 5,662 sqft lot $106/sqft · 7% below area Est $313k · 7% under $32/mo HOA · 1% of rent

---

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 +10.9/15.0
• Cash flow +9.0/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Assumable 4.25 interest rate and paid-off solar panels offer a rare opportunity for qualified buyers to enjoy long-term savings from day one. This spacious 5-bedroom, 2.5-bath home offers 2,748 square feet of flexible living space designed to accommodate a variety of lifestyles. The private primary suite is conveniently located downstairs, while upstairs you'll find four additional bedrooms and an oversized gameroom perfect for a media room, playroom, home office, or second living area. The open-concept main living areas provide plenty of room for gathering and entertaining, while the functional layout offers separation between the primary suite and secondary bedrooms. With paid-off solar p

Key facts

• Oversized gameroom
• Functional layout
• 5,662 sq ft lot

Tags

• PAID-OFF SOLAR PANELS
• PRIVATE PRIMARY SUITE
• OVERSIZED GAMEROOM
• OPEN-CONCEPT MAIN LIVING AREAS
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Mandatory HOA with semi-annual fee; HOA fee payment semi-annually; Association transfer fee applies; Neighborhood amenities include park/playground and jogging trails; Subdivision: Magnolia Springs

Exterior

• Parking: 2-car garage
• Utilities: City water and sewer; Electricity and garbage service through NBU; Solar panels
• Home design: 4-sided masonry (brick) exterior; Pre-owned home; Approximate age: 8 years
• Construction: Slab foundation; Composition roof
• Exterior features: Covered patio; Patio slab; Privacy fence; Double pane windows; Level lot; Paved streets with curbs, sidewalks and streetlights

Interior

• Kitchen: Built-in oven; Microwave; Stove/Range; Refrigerator; Dishwasher; Garbage disposal; Ice maker connection
• Bedrooms: Master bedroom on lower level with walk-in closet and full bath; Bedroom sizes include: 16 x 11 (master), 14 x 15, 14 x 13, 15 x 9, 13 x 13
• Flooring: Carpeting; Ceramic tile floors
• Bathrooms: Total of 3 bathrooms (2 full, 1 half); Master bath with tub/shower combination
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; High ceilings; Open floor plan; 2 living areas; Separate dining room; Breakfast bar; Game room; Utility room inside; Laundry room; Laundry on upper level; Walk-in closets; All window coverings remain; Garage door opener; Water softener plumbing; Electric water heater
• Laundry & utility: Washer connection; Dryer connection; Laundry room (upper level); Utility room inside

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (15.9% below list).
• Recommended offer: $244k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.4% 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: Garden Ridge El (math 61% / reading 60%, grade B-, #385 of 4,322 statewide, top 9%, 828 students, 22% FRL); Davenport H S (math 37% / reading 62%, grade D, #509 of 1,632 statewide, top 34%, 1,199 students, 32% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 1096 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,766 (15.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 9.9

CMA / ARV

• ARV (median comp): $313,375
• List price: $290,000
• Delta: 14.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 Primrose	0.18mi	4/3.0 (-1)	2,735 (-0%)	11mo	$309,000	$113	73
6210 Desert Rose	0.19mi	4/3.5 (-1)	2,649 (-4%)	4mo	$326,000	$123	70
367 Cylamen	0.30mi	4/3.5 (-1)	2,748 (0%)	6mo	$345,000	$126	70
342 Maple Way	0.22mi	4/2.5 (-1)	2,605 (-5%)	8mo	$297,500	$114	67
349 Posey Pass	0.24mi	4/3.5 (-1)	2,542 (-8%)	1mo	$369,000	$145	65
345 Posey Pass	0.23mi	4/2.5 (-1)	2,643 (-4%)	17mo	$334,900	$127	62
352 Primrose Way	0.22mi	4/2.5 (-1)	2,797 (+2%)	22mo	$325,000	$116	61
365 Callalily	0.33mi	4/2.5 (-1)	2,665 (-3%)	16mo	$349,900	$131	60
335 Primrose	0.19mi	4/3.0 (-1)	2,475 (-10%)	15mo	$275,000	$111	53

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: -25.5%
• Equity multiple: 0.16×
• Total profit: $-68,427
• Equity at exit: $43,240

10-year hold

• IRR: -36.8%
• Equity multiple: -0.30×
• Total profit: $-105,240
• Equity at exit: $25,074

Cash invested: $81,200 (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 78132

• Rents YoY: -2.3%
• Active inventory: 1096
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,438 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$479 /mo · $5,742/yr
• Insurance: −$121
• HOA: −$32
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-226

Break-even live

Break-even rent $2,724

Max offer price $250,009

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-144	+0% $-226	+5% $-308	+10% $-391
Rent	-10% $-419	-5% $-323	+0% $-226	+5% $-130	+10% $-34
Rate	-1.0pp $-80	-0.5pp $-153	base $-226	+0.5pp $-302	+1.0pp $-378

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Azalea Way New Braunfels, TX	5.0	2.5	2748	$2,995	$1.09	44d	1	0.02mi
210 Posey Pass New Braunfels, TX	4.0	2.0	1885	$1,749	$0.93	24d	1	0.12mi
366 Maple Way New Braunfels, TX	4.0	3.5	2493	$2,000	$0.80	2d	1	0.28mi
276 Chrysanthemum New Braunfels, TX	4.0	2.0	1904	$1,926	$1.01	2d	1	0.31mi
4821 Park Gln Marion, TX	4.0	3.0	2245	$2,147	$0.96	44d	1	1.12mi
5489 Cypress Pt Cibolo, TX	4.0	3.5	2732	$2,550	$0.93	2d	1	1.13mi
5473 Cypress Pt Unit NA Cibolo, TX	4.0	3.5	2666	$2,595	$0.97	2d	1	1.17mi
5488 Devonwood St Cibolo, TX	4.0	2.5	2756	$2,500	$0.91	2d	1	1.17mi
5012 Arrow Vis Marion, TX	4.0	2.5	2100	$2,000	$0.95	13d	1	1.19mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 50 events

1. 2026-06-18
   days on market $290,000 Active 14 DOM
2. 2026-06-17
   days on market $290,000 Active 13 DOM
3. 2026-06-16
   days on market $290,000 Active 12 DOM
4. 2026-06-15
   statusdays on market $290,000 Active 11 DOM
5. 2026-06-13
   days on market $290,000 New 9 DOM
6. 2026-06-09
   days on market $290,000 New 5 DOM
7. 2026-06-08
   days on market $290,000 New 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   pricestatusdays on marketlisting id $290,000 New 3 DOM
10. 2026-05-12
    listed $359,900 Active 673-char remark
11. 2026-05-09
    historical $2,995
12. 2026-04-30
    listed $2,995
13. 2024-11-10
    historical
14. 2024-10-20
    historical $2,250
15. 2024-10-20
    historical $2,250
16. 2024-10-20
    historical
17. 2024-10-17
    listed $2,250
18. 2024-10-09
    listed $2,250
19. 2024-09-05
    price $340,000
20. 2024-09-05
    price $340,000
21. 2024-07-24
    listed $349,900 New
22. 2024-07-24
    listed $349,900 Active
23. 2024-02-13
    historical $2,400
24. 2024-01-09
    listed $2,400
25. 2023-12-31
    historical
26. 2023-10-04
    price $375,000
27. 2023-08-26
    price $385,000
28. 2023-07-14
    listed $395,000 New
29. 2019-09-25
    soldstatus Sold
30. 2019-08-15
    status Pending
31. 2019-08-02
    price $278,900
32. 2019-08-02
    status Back on Market
33. 2019-06-12
    status Pending
34. 2019-05-28
    status Back on Market
35. 2019-05-20
    status Pending
36. 2019-05-09
    price $277,900
37. 2019-05-09
    status Back on Market
38. 2019-05-06
    status Pending
39. 2019-05-02
    status Back on Market
40. 2019-05-01
    historical
41. 2019-03-29
    price $275,900
42. 2019-03-29
    status Back on Market
43. 2019-03-27
    historical
44. 2019-02-25
    status Back on Market
45. 2019-02-18
    status Pending
46. 2019-02-18
    status Back on Market
47. 2019-02-04
    status Pending
48. 2019-01-11
    status Back on Market
49. 2019-01-09
    historical
50. 2018-12-06
    status Back on Market

ⓘ 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: $5,742 · $479/mo
• Projected year-2 tax: $5,742 · $479/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,252
• − Mortgage interest: −$16,245
• − Property taxes: −$5,742
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − HOA: −$384
• − Depreciation: −$8,436
• Taxable loss: −$7,685
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-872/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): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 264.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 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: ▼ -139.57%
• Current HPI: 202.432
• Rent YoY: ▼ -2.32%
• 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

+5.5% since first listed

61 events — show timeline

• 2026-06-04 Listed $290,000 LERA
• 2026-05-09 Rental Removed $2,995 TURBOTENANT
• 2026-04-30 Listed for Rent $2,995 TURBOTENANT
• 2024-11-10 Listing Removed — CTXMLS
• 2024-10-20 Rental Removed $2,250 CTXMLS
• 2024-10-20 Rental Removed $2,250 SABOR
• 2024-10-20 Listing Removed — LERA
• 2024-10-17 Listed for Rent $2,250 CTXMLS
• 2024-10-09 Listed for Rent $2,250 SABOR
• 2024-09-05 Price Changed $340,000 LERA
• 2024-09-05 Price Changed $340,000 CTXMLS
• 2024-07-24 Listed $349,900 LERA
• 2024-07-24 Listed $349,900 CTXMLS
• 2024-02-13 Rental Removed $2,400 SABOR
• 2024-01-09 Listed for Rent $2,400 SABOR
• 2023-12-31 Listing Removed — LERA
• 2023-10-04 Price Changed $375,000 LERA
• 2023-08-26 Price Changed $385,000 LERA
• 2023-07-14 Listed $395,000 LERA
• 2019-09-25 Sold (MLS) — LERA
• 2019-08-15 Pending — LERA
• 2019-08-02 Price Changed $278,900 LERA
• 2019-08-02 Relisted — LERA
• 2019-06-12 Pending — LERA
• 2019-05-28 Relisted — LERA
• 2019-05-20 Pending — LERA
• 2019-05-09 Price Changed $277,900 LERA
• 2019-05-09 Relisted — LERA
• 2019-05-06 Pending — LERA
• 2019-05-02 Relisted — LERA
• 2019-05-01 Listing Removed — LERA
• 2019-03-29 Price Changed $275,900 LERA
• 2019-03-29 Relisted — LERA
• 2019-03-27 Listing Removed — LERA
• 2019-02-25 Relisted — LERA
• 2019-02-18 Pending — LERA
• 2019-02-18 Relisted — LERA
• 2019-02-04 Pending — LERA
• 2019-01-11 Relisted — LERA
• 2019-01-09 Listing Removed — LERA
• 2018-12-06 Relisted — LERA
• 2018-12-05 Listing Removed — LERA
• 2018-11-09 Price Changed $277,900 LERA
• 2018-11-05 Relisted — LERA
• 2018-10-22 Pending — LERA
• 2018-09-28 Relisted — LERA
• 2018-09-27 Listing Removed — LERA
• 2018-08-30 Relisted — LERA
• 2018-08-29 Listing Removed — LERA
• 2018-07-27 Relisted — LERA
• 2018-07-25 Listing Removed — LERA
• 2018-07-20 Price Changed $277,900 LERA
• 2018-07-06 Price Changed $275,900 LERA
• 2018-06-29 Listed $273,900 LERA
• 2018-06-27 Listing Removed — LERA
• 2018-05-10 Relisted — LERA
• 2018-04-23 Pending — LERA
• 2018-04-07 Price Changed $275,900 LERA
• 2018-03-23 Listed $272,900 LERA
• 2018-03-16 Listing Removed — LERA
• 2018-01-19 Listed $274,900 LERA

Property tax history

+4.6%/yr

Latest (2026): $5,742 · -5.3% YoY. Source: county tax records.