1536 Eichen Rd · New Braunfels, TX 78130

$142,500

3 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 14 Days on market

Built 1982 10,672 sqft lot $133/sqft · 34% below area Est $272k · 48% under ↓ 5% since listing

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

I want to introduce 1536 Eichen Rd in New Braunfels. This property is a fixer-upper, ready for someone with a vision to bring it to life. It's in a strong, growing area with plenty of opportunity. Whether you're an investor or a buyer looking to take on a project, this is your chance to shape it into something great. Don't miss the opportunity to create value with this property.

Key facts

• 0.24 acre lot
• Built 1982
• Listed 14 days

Property features AI

Finance

• Other: Possession at closing/funding; Listed for sale
• Financial info: Down payment resources available
• HOA & community: Located in the Rhine Terrace subdivision

Exterior

• Utilities: Water system; Sewer system
• Home design: Pre-owned property; Approximately 44 years old
• Construction: Slab foundation; Composition roof
• Exterior features: Brick exterior; Lot in Rhine Terrace subdivision

Interior

• Kitchen: Stove/Range; Refrigerator; Kitchen approximately 12 x 8
• Bedrooms: Master bedroom on lower level (10 x 10); Bedroom 2 (8 x 10); Bedroom 3 (9 x 10)
• Flooring: Carpeting; Linoleum flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: One living area; All window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 7.1% 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: Goodwin Frazier El (math 52% / reading 50%, grade C-, #818 of 4,322 statewide, top 19%, 633 students, 59% 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 47% FRL vs 31% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $985 of loan paydown is wiped out by about $4k 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.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $142,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 7.6

CMA / ARV

• ARV (median comp): $271,952
• List price: $142,500
• Delta: -47.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Meadow	0.43mi	3/1.0	1,052 (-2%)	2mo	$245,000	$233	72
256 Glenbrook	0.24mi	3/2.0	1,222 (+14%)	4mo	$130,000	$106	62
260 Sagebrook	0.40mi	2/2.0 (-1)	994 (-7%)	5mo	$215,000	$216	61
202 Glenbrook Dr	0.17mi	3/2.0	1,184 (+11%)	20mo	$233,300	$197	57
1662 Prickly Pear	0.34mi	3/2.5	1,186 (+11%)	12mo	$220,000	$185	54
1666 Prickly Pear Dr	0.35mi	3/2.5	1,216 (+14%)	16mo	$220,000	$181	46
346 Butterfly Rose Dr	0.54mi	3/2.0	1,217 (+14%)	21mo	$236,999	$195	34
1545 Pams Path	0.73mi	3/2.0	1,218 (+14%)	18mo	$280,000	$230	28

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-21,216
• Equity at exit: $21,247

10-year hold

• IRR: -14.2%
• Equity multiple: 0.31×
• Total profit: $-27,583
• Equity at exit: $12,321

Cash invested: $39,900 (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: 1896
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$747
• Tax from tax record: −$334 /mo · $4,004/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $100

Break-even live

Break-even rent $1,443

Max offer price $142,500

Occupancy floor 89%

Sensitivity live

Price	-10% $180	-5% $140	+0% $100	+5% $59	+10% $19
Rent	-10% $-24	-5% $38	+0% $100	+5% $162	+10% $224
Rate	-1.0pp $172	-0.5pp $136	base $100	+0.5pp $63	+1.0pp $25

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Rhine Ter New Braunfels, TX	2.0	1.0	850	$1,325	$1.56	13d	1	0.03mi
1565 N Business Interstate HWY New Braunfels, TX	1.0–2.0	1.0–2.0	800	$1,225	$1.53	5d	7	0.25mi
1565 Interstate 35 Unit 710 New Braunfels, TX	2.0	2.0	920	$1,007	$1.09	3d	1	0.26mi
216 S Kowald Ln New Braunfels, TX	1.0–2.0	1.0–2.0	935	$1,632	$1.75	2d	135	0.46mi
653 Texas 337 Loop Unit 204 New Braunfels, TX	2.0	1.0	954	$1,179	$1.24	13d	1	0.50mi
653 Texas 337 Loop Apt 201 New Braunfels, TX	2.0	1.0	954	$1,179	$1.24	5d	1	0.50mi
1513 Shannon Cir New Braunfels, TX	2.0	2.0	1115	$1,295	$1.16	44d	1	0.61mi
1793 Tristan Trl New Braunfels, TX	3.0	2.5	1466	$1,395	$0.95	44d	1	0.73mi
1786 Tristan Trl Unit 1786 New Braunfels, TX	3.0	2.5	1466	$1,450	$0.99	24d	1	0.74mi
1747 FM 1101 New Braunfels, TX	1.0–3.0	1.0–2.0	877	$3,250	$3.70	3d	25	0.77mi
244 Ridgewood Ave New Braunfels, TX	3.0	2.0	1250	$1,700	$1.36	24d	1	0.78mi
893 Pine St New Braunfels, TX	2.0	1.0	1166	$1,645	$1.41	18d	1	0.86mi
859 Oasis St New Braunfels, TX	2.0	1.0	896	$1,375	$1.53	4d	1	0.87mi
1271 Common St New Braunfels, TX	3.0	2.5	1476	$1,725	$1.17	22d	1	0.90mi
1358 Bartels Ct New Braunfels, TX	3.0	2.0	1344	$1,445	$1.08	24d	1	0.90mi
456 Limestone Dr New Braunfels, TX	3.0	2.0	1120	$1,800	$1.61	44d	1	0.93mi
2133 Hofstaat New Braunfels, TX	2.0	2.5	1389	$1,995	$1.44	44d	1	0.93mi
1274 Hillcrest Dr New Braunfels, TX	2.0	1.0	1133	$1,195	$1.05	22d	1	0.97mi
2177 Hofstaat New Braunfels, TX	2.0	2.0	1099	$1,750	$1.59	2d	1	0.99mi
2177 Hofstaat New Braunfels, TX	2.0	2.0	1099	$1,850	$1.68	21d	1	0.99mi
730 E Mather St Unit 1351230P New Braunfels, TX	3.0	2.0	1194	$6,735	$5.64	44d	1	1.00mi
730 E Mather St Unit 1351225P New Braunfels, TX	3.0	2.0	1194	$6,150	$5.15	13d	1	1.00mi
450 Blue Stem Rd New Braunfels, TX	3.0	2.0	1226	$1,699	$1.39	44d	1	1.03mi
770 Interstate 35 N New Braunfels, TX	1.0–3.0	1.0–2.0	995	$1,930	$1.94	21d	6	1.05mi
244 Cactus Wren Loop New Braunfels, TX	3.0	2.0	1216	$1,250	$1.03	11d	1	1.07mi
448 Mallow Dr New Braunfels, TX	3.0	2.0	1295	$1,850	$1.43	44d	1	1.07mi
770 S Interstate 35 South Frontage Rd Unit 710 New Braunfels, TX	2.0	2.0	933	$1,482	$1.59	3d	1	1.07mi
770 S Interstate 35 South Frontage Rd Unit 3294 New Braunfels, TX	3.0	2.0	1298	$1,922	$1.48	3d	1	1.07mi
1084 Carolyn Cv New Braunfels, TX	3.0	2.0	1236	$1,495	$1.21	5d	1	1.11mi
710 Common St Unit 710 New Braunfels, TX	2.0	2.0	970	$1,621	$1.67	3d	1	1.11mi
1055 Carolyn Cv New Braunfels, TX	3.0	2.0	1111	$1,500	$1.35	44d	1	1.11mi
570 Blue Stem Rd New Braunfels, TX	3.0	2.0	1217	$2,150	$1.77	22d	1	1.12mi
910 Hueco Dr New Braunfels, TX	3.0	2.0	1300	$1,600	$1.23	15d	1	1.14mi
1033 Carolyn Cv New Braunfels, TX	3.0	2.0	1111	$1,495	$1.35	13d	1	1.14mi
355 Dragoon Xing New Braunfels, TX	3.0	1.0–2.0	966	$1,835	$1.90	44d	1	1.14mi
1134 Misty Acres Dr New Braunfels, TX	2.0	1.5	1092	$1,250	$1.14	24d	1	1.15mi
448 Agave Flats Dr New Braunfels, TX	3.0	2.0	1470	$1,980	$1.35	44d	1	1.16mi
705 Village Way New Braunfels, TX	1.0–2.0	1.0–2.0	858	$1,600	$1.86	15d	15	1.17mi
1032 Brown Rock Dr New Braunfels, TX	3.0	2.5	1409	$1,395	$0.99	44d	1	1.18mi
510 Moonvine Way New Braunfels, TX	3.0	2.0	1217	$1,685	$1.38	44d	1	1.20mi

Listing history 10 events

1. 2026-05-15
   price $142,500 381-char remark
2. 2026-05-13
   status Back on Market 381-char remark
3. 2026-05-07
   status Pending 381-char remark
4. 2026-05-01
   listed $150,000 New 381-char remark
5. 2026-03-24
   soldstatus
6. 2026-03-24
   soldstatus
7. 2026-03-24
   soldstatus
8. 2026-03-24
   soldstatus
9. 2026-03-24
   soldstatus
10. 1981-10-16
    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: $4,004 · $334/mo
• Projected year-2 tax: $4,004 · $334/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 4/10 Moderate
• 🌡 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: $18,837
• − Mortgage interest: −$7,982
• − Property taxes: −$4,004
• − Insurance: −$712
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,145
• Taxable loss: −$1,021
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $1,443/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 (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

-5.0% since first listed

13 events — show timeline

• 2026-05-29 Sold (MLS) — LERA
• 2026-05-29 Sold (Public Records) — Public Records
• 2026-05-21 Pending — LERA
• 2026-05-15 Price Changed $142,500 LERA
• 2026-05-13 Relisted — LERA
• 2026-05-07 Pending — LERA
• 2026-05-01 Listed $150,000 LERA
• 2026-03-24 Sold (Public Records) — Public Records
• 2026-03-24 Sold (Public Records) — Public Records
• 2026-03-24 Sold (Public Records) — Public Records
• 2026-03-24 Sold (Public Records) — Public Records
• 2026-03-24 Sold (Public Records) — Public Records
• 1981-10-16 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2026): $4,004 · -1.7% YoY. Source: county tax records.