170 Rosemary Loop · New Braunfels, TX 78130

$180,000

4 bd · 2.0 ba · 2,116 sqft · Manufactured public records · 49 Days on market

Built 2007 0.50 ac lot $85/sqft · 69% below area ↓ 7% 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 170 Rosemary Loop! This 4 Bedroom 2 Bath home boasting 2,116 square feet, features an oversized Living Room, Island Kitchen with eat-on bar + Breakfast Area. Kitchen complete with stainless steel appliances, electric smooth cooktop range, built in microwave and dish washer. Kitchen opens to formal dining room. The primary bedroom includes its own en-suite bath complete with a standalone shower and garden tub. All on a 1/2 Acre, Large backyard, ideal for relaxing or entertaining, complete with storage shed. Just a short drive from city conveniences. This home offers comfort, space, and a great location all in one. BEING SOLD AS-IS, offering a great opportunity for buyers looking t

Key facts

• Formal dining room
• Island kitchen
• Standalone shower

Tags

• OVERSIZED LIVING ROOM
• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM
• EN-SUITE BATH
• STANDALONE SHOWER

Property features AI

Finance

• Other: Possession at closing/funding; For sale by House Buyers Direct
• Financial info: Down payment assistance not indicated
• HOA & community: Subdivision: Country Living Subd; Subdivision listed as Altwein Mobile Home Estates

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Electric service by GVEC; Water service by Green Valley; Septic and city sewer listed; Garbage service by Waste Connec
• Home design: Pre-owned manufactured/home built by Palm Harbor; Cement fiber exterior; Composition roof; Approximately 19 years old
• Construction: Cement fiber exterior; Composition roof; Approximately 19 years old
• Exterior features: Level lot; Gravel improvements; 1/4 - 1/2 acre parcel

Interior

• Kitchen: Island kitchen; Stove/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on lower level with walk-in closet, ceiling fan, and full bath; Bedroom 2: 13 x 10; Bedroom 3: 13 x 10; Bedroom 4: 10 x 10
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Master bath with separate tub and shower, garden tub, and single vanity
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Cable TV available; High-speed internet available; Island kitchen; Separate dining room; One living area; Walk-in closets; All window coverings remain; City garbage service; Water softener plumbing; Electric water heater
• Laundry & utility: Laundry room on main level; Washer connection; Dryer connection

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Seguin ISD (town): math 26% / reading 30% proficiency, ranked #663 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-2.0%/yr); 1896 active listings in the ZIP; 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 $5k 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 49 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.13% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $576,086
• List price: $180,000
• Delta: -68.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
198 Rosemary Loop	0.05mi	4/2.0	1,848 (-13%)	20mo	$149,900	$81	60

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-12,832
• Equity at exit: $26,839

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-5,414
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$241 /mo · $2,894/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $350

Break-even live

Break-even rent $1,595

Max offer price $180,000

Occupancy floor 78%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $180,000 Active 49 DOM
2. 2026-06-17
   days on market $180,000 Active 48 DOM
3. 2026-06-16
   days on market $180,000 Active 47 DOM
4. 2026-06-13
   days on market $180,000 Active 44 DOM
5. 2026-06-09
   days on market $180,000 Active 40 DOM
6. 2026-06-08
   days on market $180,000 Active 39 DOM
7. 2026-06-07
   days on market $180,000 Active 38 DOM
8. 2026-06-04
   days on market $180,000 Active 35 DOM
9. 2026-06-03
   days on market $180,000 Active 34 DOM
10. 2026-06-02
    days on market $180,000 Active 33 DOM
11. 2026-06-01
    statusdays on market $180,000 Active 32 DOM
12. 2026-05-31
    days on market $180,000 Price Change 31 DOM
13. 2026-04-30
    listed $194,500 New 777-char remark
14. 2017-12-20
    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: $2,894 · $241/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$400/yr (+$33/mo · 13.8%)

ⓘ 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 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: $24,451
• − Mortgage interest: −$10,083
• − Property taxes: −$2,894
• − Insurance: −$900
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$5,236
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $3,853/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: Seguin ISD
• NCES district ID: 4839690
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,210
• Composite: 24.17/100
• National rank: #7738
• State rank: #663 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

Price history

-7.5% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $180,000 LERA
• 2026-04-30 Listed $194,500 LERA
• 2017-12-20 Sold (Public Records) — Public Records

Property tax history

-3.0%/yr

Latest (2026): $2,894 · +2.9% YoY. Source: county tax records.