1536 Gentle Vw · New Braunfels, TX 78130

$234,120

3 bd · 2.0 ba · 1,276 sqft · SingleFamily · 36 Days on market

Built 2025 4,791 sqft lot $183/sqft · 15% below area Est $275k · 15% under $50/mo HOA · 3% of rent ↓ 13% 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 +14.2/15.0
• Cash flow +7.7/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +2.6/10.0
• 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

Welcome to this charming single-story home featuring 3 bedrooms, 2 bathrooms, and a functional open-concept layout designed for comfortable everyday living. This home offers both style and convenience. Step inside to a spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setup for entertaining or relaxing. The open kitchen features a large island, granite countertops, stainless steel appliances, and ample cabinet space. The private primary suite is thoughtfully positioned at the back of the home and includes a walk-in closet and en-suite bathroom. Two additional bedrooms and a full bath are located toward the front of the home, offering flexibility for a home office if you choose. Enjoy the outdoors with a covered front porch and a backyard ready to make your own.

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 $234k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.3% below list).
• Recommended offer: $177k (24.3% 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 36 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,215 (24.3% 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 36 days. Have you received any prior offers? Is the seller open to a 24% 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. 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: 0.76% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 11.0

CMA / ARV

• ARV (median comp): $275,201
• List price: $234,120
• Delta: -14.93%
• 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
1527 Silver Run	0.03mi	3/2.0	1,204 (-6%)	3mo	$224,590	$187	86
1540 Gentle Vw	0.01mi	3/2.0	1,424 (+12%)	2mo	$240,160	$169	78
1696 Quiet Teal	0.11mi	3/2.0	1,408 (+10%)	3mo	$266,490	$189	75
1682 Kolbe Trl	0.66mi	3/2.0	1,402 (+10%)	6mo	$269,990	$193	47
1748 Kathlene Vw	0.66mi	3/2.0	1,402 (+10%)	10mo	$313,850	$224	45
1640 Layne Loop	0.55mi	3/2.0	1,402 (+10%)	16mo	$312,045	$223	45
1741 Kathlene Vw	0.69mi	3/2.0	1,402 (+10%)	9mo	$279,990	$200	44
418 Kayden Pt	0.63mi	3/2.0	1,402 (+10%)	14mo	$299,990	$214	43
1629 Layne Loop	0.59mi	3/2.0	1,402 (+10%)	16mo	$296,990	$212	43
449 Payton Dr	0.74mi	3/2.0	1,402 (+10%)	8mo	$299,990	$214	42
1742 Kolbe Trl	0.65mi	3/2.0	1,402 (+10%)	14mo	$299,990	$214	42
468 Payton Dr	0.75mi	3/2.0	1,402 (+10%)	10mo	$311,990	$223	40

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: -28.1%
• Equity multiple: 0.08×
• Total profit: $-60,140
• Equity at exit: $34,908

10-year hold

• IRR: -44.6%
• Equity multiple: -0.44×
• Total profit: $-94,181
• Equity at exit: $20,242

Cash invested: $65,554 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$1,228
• Tax est. 1.5%: −$293 /mo · $3,512/yr
• Insurance: −$98
• HOA: −$50
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-268

Break-even live

Break-even rent $2,111

Max offer price $195,347

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-187	+0% $-268	+5% $-349	+10% $-430
Rent	-10% $-408	-5% $-338	+0% $-268	+5% $-198	+10% $-128
Rate	-1.0pp $-150	-0.5pp $-208	base $-268	+0.5pp $-329	+1.0pp $-390

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: $58,530
• Closing costs: $7,024
• 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	0.13mi
417 Deborah Dr New Braunfels, TX	3.0	2.0	1402	$1,900	$1.36	45d	1	0.51mi
1644 Layne Loop New Braunfels, TX	4.0	2.0	1672	$1,900	$1.14	25d	1	0.53mi
1733 James St New Braunfels, TX	4.0	2.0	1717	$1,995	$1.16	25d	1	0.56mi
1721 James St New Braunfels, TX	3.0	2.0	1672	$1,950	$1.17	25d	1	0.58mi
1492 Jordan Xing New Braunfels, TX	3.0	2.0	1844	$1,850	$1.00	25d	1	0.65mi
708 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1369	$1,495	$1.09	19d	1	0.71mi
708 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1373	$1,495	$1.09	18d	1	0.71mi
734 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1370	$1,525	$1.11	45d	1	0.76mi
1509 Cap Ridge Peak New Braunfels, TX	3.0	2.0	1572	$1,745	$1.11	25d	1	0.76mi
752 Saengerhalle Rd New Braunfels, TX	3.0	2.0	1370	$1,450	$1.06	19d	1	0.78mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	0d	1	1.00mi
659 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1334	$1,650	$1.24	25d	1	1.00mi
655 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1758	$1,850	$1.05	45d	1	1.00mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	23d	1	1.00mi
663 Tom Kemp Dr New Braunfels, TX	3.0	2.0	1364	$1,595	$1.17	45d	1	1.00mi
603 Tom Kemp Dr New Braunfels, TX	4.0	2.5	1754	$1,895	$1.08	23d	1	1.00mi
248 Kinsley Way New Braunfels, TX	3.0	2.0	1532	$1,750	$1.14	25d	1	1.03mi
220 Kinsley Way New Braunfels, TX	4.0	2.0	1602	$1,650	$1.03	45d	1	1.04mi
146 Trail Wood New Braunfels, TX	3.0	2.0	1610	$1,500	$0.93	45d	1	1.06mi
1391 Rios Bend Dr New Braunfels, TX	3.0	2.5	1639	$1,747	$1.07	25d	1	1.07mi
2118 Silver Maple New Braunfels, TX	3.0	2.0	1209	$1,700	$1.41	6d	1	1.13mi
475 Willow Arch New Braunfels, TX	4.0	2.0	1625	$1,995	$1.23	21d	1	1.16mi
524 Willow Valley St New Braunfels, TX	3.0	2.0	1310	$1,785	$1.36	19d	1	1.18mi
364 Huntsman Way New Braunfels, TX	3.0	2.0	1384	$1,750	$1.26	45d	1	1.19mi
323 Deer Crest Dr New Braunfels, TX	4.0	2.0	1604	$2,700	$1.68	25d	1	1.27mi
308 Blacktail Dr New Braunfels, TX	2.0	2.0	1187	$1,595	$1.34	5d	1	1.31mi
146 Texas Thistle New Braunfels, TX	3.0	2.0	1494	$1,750	$1.17	45d	1	1.32mi
756 Guna Dr New Braunfels, TX	3.0	2.5	1594	$1,980	$1.24	45d	1	1.32mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	6d	1	1.33mi
2238 Falcon Way New Braunfels, TX	3.0	2.0	1364	$1,695	$1.24	14d	1	1.33mi
2243 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,450	$1.11	5d	1	1.33mi
2237 Avery Vlg New Braunfels, TX	3.0	2.0	1293	$1,595	$1.23	5d	1	1.34mi
2213 Avery Vlg New Braunfels, TX	3.0	2.0	1301	$1,595	$1.23	45d	1	1.37mi
352 Blacktail Dr New Braunfels, TX	3.0	2.0	1548	$1,695	$1.09	25d	1	1.37mi
758 Great Oaks Dr New Braunfels, TX	3.0	2.0	1553	$1,695	$1.09	45d	1	1.38mi
208 Texas Thistle New Braunfels, TX	3.0	2.0	1680	$1,750	$1.04	19d	1	1.39mi
216 Stone Gate Dr New Braunfels, TX	3.0	2.0	1226	$1,595	$1.30	6d	1	1.39mi
1078 Stone Trl New Braunfels, TX	3.0	2.0	1532	$1,645	$1.07	45d	1	1.40mi
1137 Gracie Way New Braunfels, TX	3.0	2.0	1325	$1,695	$1.28	25d	1	1.40mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 12 events

1. 2026-05-16
   status Pending 817-char remark

   Show marketing remark (817 chars)

   Welcome to this charming single-story home featuring 3 bedrooms, 2 bathrooms, and a functional open-concept layout designed for comfortable everyday living. This home offers both style and convenience. Step inside to a spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setup for entertaining or relaxing. The open kitchen features a large island, granite countertops, stainless steel appliances, and ample cabinet space. The private primary suite is thoughtfully positioned at the back of the home and includes a walk-in closet and en-suite bathroom. Two additional bedrooms and a full bath are located toward the front of the home, offering flexibility for a home office if you choose. Enjoy the outdoors with a covered front porch and a backyard ready to make your own.

2. 2026-04-10
   listed $234,120 New 817-char remark

   Show marketing remark (817 chars)

   Welcome to this charming single-story home featuring 3 bedrooms, 2 bathrooms, and a functional open-concept layout designed for comfortable everyday living. This home offers both style and convenience. Step inside to a spacious living area that flows seamlessly into the dining space and kitchen, creating an ideal setup for entertaining or relaxing. The open kitchen features a large island, granite countertops, stainless steel appliances, and ample cabinet space. The private primary suite is thoughtfully positioned at the back of the home and includes a walk-in closet and en-suite bathroom. Two additional bedrooms and a full bath are located toward the front of the home, offering flexibility for a home office if you choose. Enjoy the outdoors with a covered front porch and a backyard ready to make your own.

3. 2026-04-06
   historical
4. 2026-03-27
   price $234,120
5. 2026-03-20
   price $234,680
6. 2026-03-06
   price $235,680
7. 2026-02-13
   price $234,680
8. 2026-01-29
   price $254,680
9. 2026-01-24
   price $258,680
10. 2026-01-06
    price $258,180
11. 2026-01-02
    price $246,180
12. 2025-12-02
    listed $269,180 New

ⓘ 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: $21,266
• − Mortgage interest: −$13,114
• − Property taxes: −$3,512
• − Insurance: −$1,171
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − HOA: −$600
• − Depreciation: −$6,811
• Taxable loss: −$7,344
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-1,453/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

-13.0% since first listed

12 events — show timeline

• 2026-05-16 Pending — LERA
• 2026-04-10 Listed $234,120 LERA
• 2026-04-06 Listing Removed — LERA
• 2026-03-27 Price Changed $234,120 LERA
• 2026-03-20 Price Changed $234,680 LERA
• 2026-03-06 Price Changed $235,680 LERA
• 2026-02-13 Price Changed $234,680 LERA
• 2026-01-29 Price Changed $254,680 LERA
• 2026-01-24 Price Changed $258,680 LERA
• 2026-01-06 Price Changed $258,180 LERA
• 2026-01-02 Price Changed $246,180 LERA
• 2025-12-02 Listed $269,180 LERA