3567 Prominence St · New Braunfels, TX 78130

$205,999

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 6 Days on market

Built 2026 Est $206k · at est.

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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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Financial info: List price $205,499

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family home, Kitson plan; Located at 3567 Prominence St, New Braunfels, TX
• Exterior features: Living area approximately 1402

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec new construction (Kitson plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (14.3% below list).
• Recommended offer: $176k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Morningside El (math 44% / reading 33%, grade F, #1,680 of 4,322 statewide, top 40%, 810 students, 63% 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) — zoned schools average 48% FRL vs 31% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 20d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $176,499 (14.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $206,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3536 Hilts Trl	0.04mi	3/2.0	1,402 (0%)	1mo	$221,999	$158	98
3525 Hilts Trl	0.08mi	3/2.0	1,402 (0%)	1mo	$201,999	$144	96
3529 Hilts Trl	0.07mi	3/2.0	1,402 (0%)	1mo	$205,999	$147	96
3514 Hilts Trl	0.08mi	3/2.0	1,402 (0%)	1mo	$200,999	$143	95
3513 Hilts Trl	0.10mi	3/2.0	1,402 (0%)	2mo	$217,999	$155	94
3522 Hilts Trl	0.07mi	3/2.0	1,266 (-10%)	1mo	$189,999	$150	80
3528 Hilts Trl	0.05mi	4/2.0 (+1)	1,600 (+14%)	1mo	$212,999	$133	68
3518 Hilts Trl	0.07mi	4/2.0 (+1)	1,600 (+14%)	1mo	$213,999	$134	67
3506 Hilts Trl	0.10mi	4/2.0 (+1)	1,600 (+14%)	1mo	$209,999	$131	66
1889 Stonechat	0.62mi	3/2.0	1,474 (+5%)	1mo	$209,999	$142	62
1869 Stonechat	0.67mi	3/2.0	1,474 (+5%)	1mo	$216,999	$147	59
1881 Stonechat	0.64mi	3/2.0	1,260 (-10%)	1mo	$208,999	$166	52

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-40,391
• Equity at exit: $30,715

10-year hold

• IRR: -22.8%
• Equity multiple: 0.00×
• Total profit: $-57,454
• Equity at exit: $17,811

Cash invested: $57,680 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$257 /mo · $3,090/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-29

Break-even live

Break-even rent $1,802

Max offer price $201,763

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $42	+0% $-29	+5% $-100	+10% $-172
Rent	-10% $-169	-5% $-99	+0% $-29	+5% $40	+10% $110
Rate	-1.0pp $74	-0.5pp $23	base $-29	+0.5pp $-83	+1.0pp $-137

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3514 Hilts Trl New Braunfels, TX	3.0	2.0	1402	$1,695	$1.21	19d	1	0.09mi
3307 Hilts Trl New Braunfels, TX	3.0	2.0	1266	$1,650	$1.30	16d	1	0.20mi
901 Beebrush Ln New Braunfels, TX	2.0–4.0	1.5–3.5	1525	$1,847	$1.21	0d	129	0.22mi
907 Beebrush Ln New Braunfels, TX	4.0	3.0	1785	$1,775	$0.99	0d	1	0.23mi
907 Beebrush Ln New Braunfels, TX	4.0	3.0	1785	$1,775	$0.99	25d	1	0.23mi
905 Beebrush Ln New Braunfels, TX	3.0	2.5	1462	$1,795	$1.23	45d	1	0.23mi
1490 W Klein Rd New Braunfels, TX	3.0	2.0	1300	$1,495	$1.15	45d	1	0.25mi
1211 Foxglove St New Braunfels, TX	2.0	1.0	1329	$1,525	$1.15	25d	1	0.25mi
1211 Foxglove St New Braunfels, TX	2.0	1.0	1329	$1,525	$1.15	0d	1	0.25mi
3230 Mound Rdg New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	45d	1	0.28mi
957 Beebrush Ln New Braunfels, TX	3.0	2.0	1462	$1,685	$1.15	0d	1	0.31mi
957 Beebrush Ln New Braunfels, TX	3.0	2.0	1462	$1,685	$1.15	25d	1	0.31mi
1422 Copperleaf Ct New Braunfels, TX	3.0	2.0	1449	$1,795	$1.24	45d	1	0.31mi
1422 Copperleaf Ct New Braunfels, TX	3.0	2.0	1449	$1,795	$1.24	0d	1	0.31mi
2924 Whinchat New Braunfels, TX	3.0	2.0	1675	$1,925	$1.15	25d	1	0.34mi
2915 Whinchat Unit N/A Canyon Lake, TX	3.0	2.0	1474	$2,850	$1.93	3d	1	0.37mi
2935 Whinchat New Braunfels, TX	4.0	2.0	1648	$1,700	$1.03	6d	1	0.38mi
2864 Rosefinch New Braunfels, TX	4.0	2.0	1667	$1,750	$1.05	45d	1	0.45mi
2808 Rosefinch New Braunfels, TX	3.0	2.0	1216	$1,650	$1.36	16d	1	0.46mi
2737 Green Finch New Braunfels, TX	4.0	2.0	1667	$1,800	$1.08	16d	1	0.48mi
2815 Rosefinch New Braunfels, TX	4.0	2.0	1648	$1,725	$1.05	6d	1	0.48mi
2766 Rosefinch New Braunfels, TX	4.0	3.0	1874	$1,795	$0.96	18d	1	0.48mi
1941 Stonechat New Braunfels, TX	3.0	2.0	1217	$1,500	$1.23	12d	1	0.56mi
283 Rolling Hls New Braunfels, TX	4.0	2.0	1459	$1,700	$1.17	45d	1	0.60mi
3943 Legend Mdws New Braunfels, TX	3.0	2.0	1542	$1,695	$1.10	0d	1	0.64mi
1881 Stonechat New Braunfels, TX	3.0	2.0	1260	$1,595	$1.27	6d	1	0.66mi
1201 Legend Pass New Braunfels, TX	3.0	2.0	1234	$1,650	$1.34	45d	1	0.69mi
4044 Legend Mdws New Braunfels, TX	3.0	2.0	1606	$1,800	$1.12	0d	1	0.73mi
1837 Stonechat New Braunfels, TX	3.0	2.0	1474	$1,575	$1.07	45d	1	0.75mi
4211 Danforth St New Braunfels, TX	4.0	2.0	1585	$1,800	$1.14	45d	1	0.81mi
2764 Farm to Market Road 1044 Unit 2764 New Braunfels, TX	3.0	2.0	1100	$1,295	$1.18	45d	1	0.83mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	25d	1	0.83mi
2754 Farm to Market Road 1044 Unit 2754 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	45d	1	0.84mi
2754 Farm to Market Road 1044 Unit 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	0d	1	0.84mi
2754 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	19d	1	0.84mi
4238 Danforth St New Braunfels, TX	3.0	2.5	1681	$1,795	$1.07	45d	1	0.86mi
2744 Farm to Market Road 1044 Unit 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	0d	1	0.86mi
2744 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	14d	1	0.86mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	25d	1	0.89mi
3931 Gentle Mdw New Braunfels, TX	3.0	2.0	1698	$1,861	$1.10	45d	1	0.90mi

Listing history 6 events

1. 2026-06-22
   price $205,999 Active 6 DOM
2. 2026-06-21
   days on market $205,499 Active 6 DOM
3. 2026-06-18
   days on market $205,499 Active 3 DOM
4. 2026-06-17
   days on market $205,499 Active 2 DOM
5. 2026-06-15
   remarks 419-char remark
6. 2026-06-15
   listed $205,499 Active 1 DOM

ⓘ 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 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: $21,180
• − Mortgage interest: −$11,539
• − Property taxes: −$3,090
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,993
• Taxable loss: −$3,861
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $575/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 (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