Sentosa Plan · New Braunfels, TX 78132

$240,999

4 bd · 2.0 ba · 1,575 sqft · SingleFamily · 41 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home offers simple living with a convenient single-level layout. An open-concept floorplan combines the kitchen, living and dining areas for simple entertaining and multitasking. Three secondary bedrooms are tucked away to the side of the home, and the owner's suite is nestled into a private rear corner, offering access to a spa-inspired bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 40 days

Property features AI

Finance

• Other: Address: New Braunfels, TX (Sentosa Plan)
• Financial info: List price $240,999

Exterior

• Parking: 2 covered garage spaces (total 2 parking spaces)
• Home design: New construction plan named Sentosa; Single-family plan (model): Sentosa
• Exterior features: Living area approximately 1,575

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan model)

🏗️ New construction. The $240,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,264.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $241k.

Deal economics

• At list price, monthly cash flow is $-548 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (26.0% below list).
• Recommended offer: $178k (26.0% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents soft (-2.3%/yr); 1096 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,420 units permitted in Comal County in 2024 (1,164 in 5+ unit buildings).
• This rent is only 16% of the median local income ($135k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,373 (26.0% 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 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $283,264
• List price: $240,999
• Delta: -14.92%
• 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
3828 Swift Fox Rd	0.49mi	4/2.0	1,575 (0%)	2mo	$215,000	$137	75
3777 Swift Fox Rd	0.42mi	4/2.0	1,600 (+2%)	4mo	$214,990	$134	74
3785 Swift Fox Rd	0.43mi	4/2.0	1,600 (+2%)	4mo	$210,000	$131	74
3825 Swift Fox Rd	0.48mi	4/2.0	1,600 (+2%)	2mo	$210,000	$131	73
3845 Swift Fox Rd	0.53mi	4/2.0	1,575 (0%)	4mo	$234,999	$149	72
724 Horsetail Ln	0.48mi	3/2.0 (-1)	1,634 (+4%)	6mo	$250,000	$153	62
744 Horsetail Ln	0.47mi	3/2.0 (-1)	1,474 (-6%)	0mo	$214,000	$145	62
3636 Tilden	0.24mi	3/2.0 (-1)	1,379 (-12%)	2mo	$229,500	$166	62
3769 Swift Fox Rd	0.40mi	3/2.0 (-1)	1,402 (-11%)	4mo	$204,990	$146	54
3824 Swift Fox Rd	0.48mi	3/2.0 (-1)	1,402 (-11%)	4mo	$215,000	$153	51
3841 Swift Fox Rd	0.52mi	3/2.0 (-1)	1,402 (-11%)	5mo	$226,999	$162	48
911 High Plns	0.68mi	3/2.0 (-1)	1,786 (+13%)	6mo	$330,000	$185	36

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: -34.2%
• Equity multiple: -0.08×
• Total profit: $-86,031
• Equity at exit: $42,236

10-year hold

• IRR: -66.1%
• Equity multiple: -0.76×
• Total profit: $-139,985
• Equity at exit: $24,492

Cash invested: $79,314 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,485
• Tax est. 1.5%: −$354 /mo · $4,249/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-548

Break-even live

Break-even rent $2,478

Max offer price $203,906

Occupancy floor —

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: $70,816
• Closing costs: $8,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	23d	1	0.08mi
722 Killdeer Trl New Braunfels, TX	3.0	2.0	1273	$3,200	$2.51	43d	1	0.09mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	43d	1	0.10mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	0.12mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	43d	1	0.20mi
742 Tower Hill Vw New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	2d	1	0.28mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	2d	1	0.28mi
3738 Swift Fox Rd New Braunfels, TX	3.0	2.0	1266	$1,545	$1.22	14d	1	0.34mi
3707 Moon Hill Rd Marion, TX	3.0	2.0	1354	$1,550	$1.14	4d	1	0.35mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	16d	1	0.35mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	16d	1	0.50mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	4d	1	0.50mi
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	43d	1	0.55mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	1d	1	0.58mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	23d	1	0.70mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	23d	1	0.93mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	1d	1	0.93mi
4171 River Legacy Marion, TX	3.0	2.0	1305	$1,570	$1.20	23d	1	0.99mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	4d	1	1.08mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	4d	1	1.08mi
2744 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	12d	1	1.12mi
2754 Farm to Market Road 1044 Unit 2754 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	43d	1	1.14mi
2754 Farm to Market Road 1044 New Braunfels, TX	3.0	2.0	1176	$1,295	$1.10	17d	1	1.14mi
3143 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1373	$1,325	$0.97	14d	1	1.14mi
2764 Farm to Market Road 1044 Unit 2764 New Braunfels, TX	3.0	2.0	1100	$1,295	$1.18	43d	1	1.15mi
363 Copper Mtn New Braunfels, TX	3.0	2.0	1180	$1,695	$1.44	4d	1	1.16mi
410 S Water Ln New Braunfels, TX	4.0	2.0	1963	$1,900	$0.97	43d	1	1.17mi
3027 Pine Valley Dr New Braunfels, TX	3.0	2.0	1406	$1,500	$1.07	43d	1	1.21mi
2018 Reserve Way New Braunfels, TX	4.0	2.0	2023	$2,795	$1.38	16d	1	1.23mi
3032 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1335	$1,650	$1.24	43d	1	1.24mi
3028 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1214	$1,395	$1.15	43d	1	1.25mi
340 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	43d	1	1.27mi
3008 Pine Valley Dr New Braunfels, TX	3.0	2.0	1206	$1,450	$1.20	43d	1	1.28mi
341 Untermaier St New Braunfels, TX	3.0	2.5	1380	$1,475	$1.07	23d	1	1.29mi
320 Untermaier St Canyon Lake, TX	3.0	2.5	1380	$1,495	$1.08	43d	1	1.29mi
3012 Douglas Fir Dr New Braunfels, TX	3.0	2.0	1447	$1,475	$1.02	19d	1	1.31mi
419 Aaron Ln New Braunfels, TX	4.0	2.0	1940	$1,750	$0.90	23d	1	1.31mi
3011 Lodgepole Ln New Braunfels, TX	3.0	2.0	1335	$1,425	$1.07	43d	1	1.33mi
2997 Rosenholz St New Braunfels, TX	3.0	2.5	1350	$1,695	$1.26	4d	8	1.36mi
1920 Bonelli Eagle New Braunfels, TX	4.0	3.0	2142	$2,045	$0.95	11d	1	1.36mi

Listing history 14 events

1. 2026-06-18
   days on market $240,999 Active 41 DOM
2. 2026-06-17
   days on market $240,999 Active 40 DOM
3. 2026-06-16
   days on market $240,999 Active 39 DOM
4. 2026-06-15
   days on market $240,999 Active 38 DOM
5. 2026-06-13
   days on market $240,999 Active 36 DOM
6. 2026-06-09
   days on market $240,999 Active 32 DOM
7. 2026-06-08
   days on market $240,999 Active 31 DOM
8. 2026-06-07
   days on market $240,999 Active 30 DOM
9. 2026-06-04
   days on market $240,999 Active 27 DOM
10. 2026-06-03
    days on market $240,999 Active 26 DOM
11. 2026-06-02
    days on market $240,999 Active 25 DOM
12. 2026-06-02
    days on market $240,999 Active 24 DOM
13. 2026-05-31
    days on market $240,999 Active 23 DOM
14. 2026-05-08
    listed $240,999 Active 377-char remark

ⓘ 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: $21,405
• − Mortgage interest: −$15,867
• − Property taxes: −$4,249
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$8,240
• Taxable loss: −$11,793
• Est. tax savings @ 24.0%: +$2,830
• After-tax cash flow: $-3,751/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): 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