1871 Nuthatch Rdg · New Braunfels, TX 78130

$249,500

3 bd · 2.0 ba · 1,904 sqft · SingleFamily · 83 Days on market

Built 2025 4,791 sqft lot Est $394k · 37% under $32/mo HOA · 1% of rent ↓ 11% since listing

---

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 +12.5/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Modern design
• Private corner
• Covered patio

Tags

• MODERN DESIGN
• LOW MAINTENANCE DESIGN
• OPEN CONCEPT FLOORPLAN
• COVERED PATIO
• PRIVATE CORNER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.8% below list).
• Recommended offer: $218k (12.8% 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.
• 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: Voss Farms El (math 49% / reading 51%, grade D+, #849 of 4,322 statewide, top 20%, 785 students, 43% FRL); Oakrun Middle (math 52% / reading 54%, grade C+, #281 of 1,662 statewide, top 18%, 930 students, 31% 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 36% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 30 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).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 83 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $217,633 (12.8% 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 83 days. Have you received any prior offers? Is the seller open to a 13% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $394,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Ridge	0.08mi	3/2.0	1,786 (-6%)	5mo	$485,000	$272	81
1556 Ravine Way	0.59mi	3/2.0	1,959 (+3%)	3mo	$414,990	$212	65
3015 Nash Dr	0.64mi	3/2.0	1,959 (+3%)	3mo	$394,990	$202	63
933 Fredericksburg	0.64mi	3/1.0	1,950 (+2%)	1mo	$350,000	$179	61
111 Mission	0.68mi	3/2.0	1,798 (-6%)	0mo	$437,000	$243	58
1560 Ravine Way	0.59mi	3/2.0	2,028 (+6%)	5mo	$419,990	$207	57
3035 Pike Dr	0.63mi	3/2.0	2,028 (+6%)	4mo	$409,990	$202	57
2761 Morning Moon	0.72mi	3/2.0	1,993 (+5%)	5mo	$415,000	$208	55
3076 Pike Dr	0.72mi	3/2.0	2,028 (+6%)	1mo	$389,990	$192	55
221 Woodland Ave	0.50mi	3/1.5	1,682 (-12%)	5mo	$300,000	$178	51
3011 Nash Dr	0.64mi	4/2.0 (+1)	1,777 (-7%)	4mo	$396,990	$223	50
3032 Nash Dr	0.68mi	4/3.0 (+1)	2,106 (+11%)	3mo	$419,990	$199	39

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-49,108
• Equity at exit: $37,201

10-year hold

• IRR: -23.2%
• Equity multiple: -0.01×
• Total profit: $-70,227
• Equity at exit: $21,572

Cash invested: $69,860 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,308
• Tax est. 1.5%: −$312 /mo · $3,742/yr
• Insurance: −$104
• HOA: −$32
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-37

Break-even live

Break-even rent $2,223

Max offer price $244,155

Occupancy floor 97%

Sensitivity live

Price	-10% $135	-5% $49	+0% $-37	+5% $-123	+10% $-209
Rent	-10% $-209	-5% $-123	+0% $-37	+5% $49	+10% $135
Rate	-1.0pp $89	-0.5pp $27	base $-37	+0.5pp $-102	+1.0pp $-167

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: $62,375
• Closing costs: $7,485
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Timber Dr New Braunfels, TX	3.0	2.0	1655	$2,900	$1.75	0d	1	0.27mi
2215 Independence Dr New Braunfels, TX	3.0	1.0–2.0	950	$2,005	$2.11	0d	22	0.37mi
805 Timber Dr New Braunfels, TX	3.0	2.0	1740	$2,700	$1.55	25d	1	0.41mi
1368 Patio Dr New Braunfels, TX	2.0	2.0	1432	$1,800	$1.26	25d	1	0.42mi
641 Evergreen Ln New Braunfels, TX	3.0	2.5	1895	$3,800	$2.01	25d	1	0.45mi
2215 Independence Dr Unit 3213 New Braunfels, TX	3.0	2.0	1391	$1,705	$1.23	0d	1	0.45mi
1728 Jesse Guerrero Cir New Braunfels, TX	2.0–3.0	2.0–2.5	1228	$1,875	$1.53	0d	14	0.48mi
1079 Canyon Dr New Braunfels, TX	3.0	2.0	1369	$1,700	$1.24	25d	1	0.50mi
1661 Independence Dr New Braunfels, TX	3.0	1.0–2.0	937	$1,820	$1.94	3d	24	0.53mi
1662 Independence Dr Unit 4-2 New Braunfels, TX	4.0	2.5	1422	$1,666	$1.17	45d	1	0.67mi
2745 Westpointe Dr New Braunfels, TX	3.0	1.0–2.5	1028	$3,785	$3.68	0d	66	0.74mi
917 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	25d	1	0.74mi
921 Wood Rd New Braunfels, TX	3.0	2.5	1332	$1,400	$1.05	45d	1	0.75mi
3069 Charyn Way New Braunfels, TX	3.0	2.0	1749	$2,390	$1.37	23d	1	0.75mi
3073 Charyn Way New Braunfels, TX	4.0	3.0	2063	$2,400	$1.16	45d	1	0.76mi
521 Clearfield Dr New Braunfels, TX	3.0	2.0	1273	$1,775	$1.39	3d	1	0.77mi
3114 Charyn Way New Braunfels, TX	4.0	2.0	1776	$2,245	$1.26	16d	1	0.80mi
103 Brentwood Dr Unit 103 New Braunfels, TX	3.0	2.0	1394	$1,550	$1.11	45d	1	0.86mi
105 Brentwood Dr Unit 105 New Braunfels, TX	3.0	2.0	1394	$1,550	$1.11	45d	1	0.86mi
391 Oakcrest Dr New Braunfels, TX	2.0	2.0	1675	$1,650	$0.99	45d	1	1.03mi
1020 Madeline St New Braunfels, TX	2.0	2.0	1308	$1,395	$1.07	25d	1	1.07mi
2216 Prado Dr New Braunfels, TX	4.0	3.0	2437	$3,150	$1.29	6d	1	1.12mi
2195 August Ave New Braunfels, TX	4.0	2.5	2351	$3,100	$1.32	45d	1	1.16mi
2281 Kiskadee Dr New Braunfels, TX	3.0	2.0	1684	$2,395	$1.42	25d	1	1.25mi
2162 Kiskadee Dr New Braunfels, TX	3.0	2.0	1822	$2,050	$1.13	13d	1	1.29mi
1208 N Academy Ave #3201 New Braunfels, TX	2.0	2.5	1456	$2,200	$1.51	45d	1	1.31mi
902 N Academy Ave New Braunfels, TX	3.0–4.0	2.5–3.5	1731	$1,899	$1.10	0d	53	1.37mi
144 Landa St New Braunfels, TX	1.0–2.0	1.0–2.0	1085	$3,995	$3.68	45d	17	1.45mi
144 Landa St New Braunfels, TX	2.0	1.0–2.0	1080	$3,995	$3.70	4d	36	1.45mi
550 N Santa Clara Ave Unit 4 New Braunfels, TX	4.0	3.5	1801	$2,077	$1.15	14d	1	1.49mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 18 events

1. 2026-04-24
   status Pending
2. 2026-04-13
   historical Active Option
3. 2026-04-11
   price $249,500
4. 2026-03-25
   price $250,000
5. 2026-02-20
   price $255,000
6. 2026-01-30
   listed $265,000 New
7. 2025-12-26
   soldstatus Sold 563-char remark

   Show marketing remark (563 chars)

   The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

8. 2025-12-20
   status Pending 563-char remark

   Show marketing remark (563 chars)

   The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

9. 2025-12-11
   price $261,999 563-char remark

   Show marketing remark (563 chars)

   The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

10. 2025-12-06
    price $266,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

11. 2025-12-03
    price $268,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

12. 2025-11-27
    price $274,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

13. 2025-11-12
    price $314,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

14. 2025-11-07
    price $266,799 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

15. 2025-11-01
    price $263,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

16. 2025-10-28
    price $264,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2025-10-23
    price $284,999 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2025-10-21
    listed $279,999 New 563-char remark

    Show marketing remark (563 chars)

    The Siesta - This new home features a modern and low-maintenance design contained to a single level. Off the foyer are two secondary bedrooms and a convenient study, providing a secluded place to focus on important tasks throughout the week. The kitchen, dining room and family room share an open-concept floorplan, with a nearby covered patio ready for outdoor entertainment and leisure. The owner's suite is nestled into a private corner at the back of the home. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,116
• − Mortgage interest: −$13,976
• − Property taxes: −$3,742
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$384
• − Depreciation: −$7,258
• Taxable loss: −$4,671
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $678/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

-10.9% since first listed

18 events — show timeline

• 2026-04-24 Pending — LERA
• 2026-04-13 Contingent — LERA
• 2026-04-11 Price Changed $249,500 LERA
• 2026-03-25 Price Changed $250,000 LERA
• 2026-02-20 Price Changed $255,000 LERA
• 2026-01-30 Listed $265,000 LERA
• 2025-12-26 Sold (MLS) — LERA
• 2025-12-20 Pending — LERA
• 2025-12-11 Price Changed $261,999 LERA
• 2025-12-06 Price Changed $266,999 LERA
• 2025-12-03 Price Changed $268,999 LERA
• 2025-11-27 Price Changed $274,999 LERA
• 2025-11-12 Price Changed $314,999 LERA
• 2025-11-07 Price Changed $266,799 LERA
• 2025-11-01 Price Changed $263,999 LERA
• 2025-10-28 Price Changed $264,999 LERA
• 2025-10-23 Price Changed $284,999 LERA
• 2025-10-21 Listed $279,999 LERA