Kitson Plan · New Braunfels, TX 78130

$226,599

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 369 Days on market

Good condition ↓ 17% since listing

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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 +5.5/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.0/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

🏗️ New construction. The $226,599 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,123.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (22.4% below list).
• Recommended offer: $176k (22.4% 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.
• 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: Walnut Springs El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 312 students, 45% FRL); New Braunfels Middle (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,301 students, 44% 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 41% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 2778 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 89d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 369 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,809 (22.4% 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 369 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.10%
• DSCR: 0.60
• GRM: 13.8

CMA / ARV

• ARV (median comp): $290,123
• List price: $226,599
• Delta: -21.90%
• 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
1751 Joy Spg	0.31mi	2/2.0 (-1)	1,356 (-3%)	2mo	$207,000	$153	74
1713 Pahmeyer Path	0.39mi	3/2.0	1,454 (+4%)	11mo	$265,000	$182	67
1691 Dustin Cade	0.43mi	3/2.0	1,498 (+7%)	5mo	$239,900	$160	65
1686 Lantana	0.43mi	3/2.0	1,559 (+11%)	1mo	$265,000	$170	61
2113 Sungate	0.69mi	3/2.0	1,416 (+1%)	8mo	$256,000	$181	59
1646 Lantana Cir	0.52mi	3/2.0	1,542 (+10%)	1mo	$279,000	$181	58
891 Noel	0.38mi	3/2.0	1,518 (+8%)	14mo	$344,900	$227	56
1659 Lantana	0.49mi	3/2.0	1,569 (+12%)	7mo	$288,800	$184	51
2326 Broken Wheel Ln	0.72mi	3/2.0	1,552 (+11%)	3mo	$269,900	$174	46
2075 Sungate Dr	0.68mi	3/2.0	1,239 (-12%)	12mo	$269,000	$217	39
3142 Magnolia	0.73mi	3/2.0	1,570 (+12%)	9mo	$299,990	$191	38
1988 Bluethroat	0.70mi	3/2.0	1,216 (-13%)	11mo	$209,900	$173	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: -35.8%
• Equity multiple: -0.12×
• Total profit: $-91,377
• Equity at exit: $43,258

10-year hold

• IRR: -71.6%
• Equity multiple: -0.85×
• Total profit: $-149,900
• Equity at exit: $25,085

Cash invested: $81,235 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 18 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $272,400 ($178/sqft)
• Median days on market: 119 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78130

• Rents YoY: -2.0%
• Active inventory: 2778
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$363 /mo · $4,352/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-616

Break-even live

Break-even rent $2,538

Max offer price $200,975

Occupancy floor —

Sensitivity live

Price	-10% $-416	-5% $-516	+0% $-616	+5% $-716	+10% $-817
Rent	-10% $-755	-5% $-686	+0% $-616	+5% $-547	+10% $-477
Rate	-1.0pp $-470	-0.5pp $-542	base $-616	+0.5pp $-691	+1.0pp $-768

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: $72,531
• Closing costs: $8,704
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1958 Reserve Way New Braunfels, TX	3.0	2.0	1372	$1,850	$1.35	28d	1	0.44mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	139d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	139d	1	0.48mi
1663 Lantana Cir New Braunfels, TX	3.0	2.0	1536	$1,695	$1.10	76d	1	0.48mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	99d	1	0.49mi
1661 Barrett Ave New Braunfels, TX	3.0	2.5	1272	$1,595	$1.25	28d	1	0.50mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	108d	1	0.52mi
1644 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,295	$1.05	6d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	100d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,445	$1.17	43d	1	0.53mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	113d	1	0.60mi
1360 W County Line Rd Unit 314 New Braunfels, TX	3.0	2.0	1150	$1,557	$1.35	28d	1	0.61mi
1360 W County Line Rd Unit 218 New Braunfels, TX	2.0	2.0	896	$1,072	$1.20	28d	1	0.61mi
1360 W County Line Rd Unit 710 New Braunfels, TX	2.0	2.0	896	$1,074	$1.20	70d	1	0.61mi
1623 Anna Lee New Braunfels, TX	3.0	2.0	1810	$2,000	$1.10	28d	1	0.61mi
1769 Lower Forty New Braunfels, TX	3.0	2.0	1650	$1,800	$1.09	10d	1	0.62mi
1769 Lower Forty New Braunfels, TX	3.0	2.0	1653	$1,800	$1.09	43d	1	0.62mi
1970 Kalli Jo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	10d	1	0.63mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	112d	1	0.63mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,146	$1.28	88d	1	0.66mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,596	$1.39	93d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	100d	1	0.67mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	105d	1	0.67mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	100d	1	0.69mi
1951 Barn Swallow New Braunfels, TX	3.0	2.0	1560	$1,800	$1.15	28d	1	0.70mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	139d	1	0.70mi
1128 Pelican Pl New Braunfels, TX	4.0	2.0	1867	$2,100	$1.12	72d	1	0.73mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	139d	1	0.74mi
1428 Devin Dr New Braunfels, TX	3.0	2.0	1724	$1,795	$1.04	10d	1	0.74mi
1233 Hollyhock Ln New Braunfels, TX	3.0	2.0	1714	$1,700	$0.99	23d	1	0.77mi
1233 Hollyhock Ln New Braunfels, TX	3.0	2.0	1714	$1,800	$1.05	58d	1	0.77mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	112d	1	0.77mi
780 Vista Pkwy New Braunfels, TX	2.0	2.0	1110	$1,595	$1.44	10d	1	0.78mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	119d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	110d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	119d	1	0.80mi
1908 Tanger Ter New Braunfels, TX	3.0	3.0	1762	$1,900	$1.08	108d	1	0.80mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	119d	1	0.83mi
19 Sun Flower Cir New Braunfels, TX	3.0	2.0	1125	$1,550	$1.38	7d	1	0.88mi
2431 Pechora Pipit New Braunfels, TX	4.0	2.0	1667	$1,799	$1.08	28d	1	0.88mi

Listing history 50 events

1. 2026-09-23
   days on market $226,599 Active 369 DOM
2. 2026-09-22
   days on market $226,599 Active 368 DOM
3. 2026-09-21
   days on market $226,599 Active 367 DOM
4. 2026-09-20
   days on market $226,599 Active 366 DOM
5. 2026-09-18
   days on market $226,599 Active 364 DOM
6. 2026-09-17
   days on market $226,599 Active 363 DOM
7. 2026-09-16
   days on market $226,599 Active 362 DOM
8. 2026-09-15
   days on market $226,599 Active 361 DOM
9. 2026-09-14
   days on market $226,599 Active 360 DOM
10. 2026-09-13
    days on market $226,599 Active 359 DOM
11. 2026-09-12
    days on market $226,599 Active 358 DOM
12. 2026-09-11
    days on market $226,599 Active 357 DOM
13. 2026-09-05
    days on market $226,599 Active 351 DOM
14. 2026-09-04
    days on market $226,599 Active 350 DOM
15. 2026-09-03
    days on market $226,599 Active 349 DOM
16. 2026-08-31
    days on market $226,599 Active 346 DOM
17. 2026-08-30
    days on market $226,599 Active 345 DOM
18. 2026-08-29
    days on market $226,599 Active 344 DOM
19. 2026-08-28
    days on market $226,599 Active 343 DOM
20. 2026-08-27
    days on market $226,599 Active 342 DOM
21. 2026-08-25
    days on market $226,599 Active 340 DOM
22. 2026-08-24
    days on market $226,599 Active 339 DOM
23. 2026-08-23
    days on market $226,599 Active 338 DOM
24. 2026-08-22
    days on market $226,599 Active 337 DOM
25. 2026-08-21
    days on market $226,599 Active 336 DOM
26. 2026-08-20
    days on market $226,599 Active 335 DOM
27. 2026-08-19
    days on market $226,599 Active 334 DOM
28. 2026-08-18
    days on market $226,599 Active 333 DOM
29. 2026-08-17
    days on market $226,599 Active 332 DOM
30. 2026-08-16
    days on market $226,599 Active 331 DOM
31. 2026-08-15
    days on market $226,599 Active 330 DOM
32. 2026-08-14
    days on market $226,599 Active 329 DOM
33. 2026-08-13
    days on market $226,599 Active 328 DOM
34. 2026-08-11
    days on market $226,599 Active 326 DOM
35. 2026-08-10
    days on market $226,599 Active 325 DOM
36. 2026-08-09
    days on market $226,599 Active 324 DOM
37. 2026-08-08
    days on market $226,599 Active 323 DOM
38. 2026-08-06
    days on market $226,599 Active 321 DOM
39. 2026-08-05
    days on market $226,599 Active 320 DOM
40. 2026-08-04
    days on market $226,599 Active 319 DOM
41. 2026-08-03
    days on market $226,599 Active 318 DOM
42. 2026-07-31
    days on market $226,599 Active 315 DOM
43. 2026-07-30
    days on market $226,599 Active 314 DOM
44. 2026-07-30
    days on market $226,599 Active 313 DOM
45. 2026-07-28
    pricedays on market $226,599 Active 312 DOM
46. 2026-07-26
    days on market $226,299 Active 310 DOM
47. 2026-07-24
    days on market $226,299 Active 308 DOM
48. 2026-07-23
    days on market $226,299 Active 307 DOM
49. 2026-07-22
    days on market $226,299 Active 306 DOM
50. 2026-07-21
    pricedays on market $226,299 Active 305 DOM

ⓘ 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: $21,097
• − Mortgage interest: −$16,251
• − Property taxes: −$4,352
• − Insurance: −$1,451
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$8,440
• Taxable loss: −$12,772
• Est. tax savings @ 24.0%: +$3,065
• After-tax cash flow: $-4,328/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,010–$21,030 screening

This single-level home features a spacious open floorplan and modern finishes, making it move-in ready with minor cosmetic improvements needed to maximize its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace window treatments — New window treatments can improve both the aesthetic and energy efficiency of the home. ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters. ↑
• Both Add outdoor lighting — Well-lit exterior can enhance safety and curb appeal, attracting more interest from potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Walnut Springs El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle New Braunfels Middle D TX #479/1,662 Nat'l #4,622/14,009 High New Braunfels H S Ninth Grade Center F TX #697/1,632 Nat'l #7,320/17,239

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

A Composite livability gradescore 83/100

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 · 175,637 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: 10% of renters

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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%

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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%

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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

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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

-17.2% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $215,999 Zillow
• 2025-09-19 Listed $260,999 Zillow