Kitson Plan · New Braunfels, TX 78130

$227,724

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 415 Days on market

Good condition ↓ 17% since listing

---

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 +5.7/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.0/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• 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 $227,724 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,396.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (21.8% below list).
• Recommended offer: $178k (21.8% 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); 3084 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d 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 415 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,193 (21.8% 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 415 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: 0.62% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $289,396
• List price: $227,724
• Delta: -21.31%
• 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%)	3mo	$207,000	$153	72
1713 Pahmeyer Path	0.39mi	3/2.0	1,454 (+4%)	12mo	$265,000	$182	66
1691 Dustin Cade	0.43mi	3/2.0	1,498 (+7%)	6mo	$239,900	$160	64
1686 Lantana	0.43mi	3/2.0	1,559 (+11%)	2mo	$265,000	$170	59
2113 Sungate	0.69mi	3/2.0	1,416 (+1%)	10mo	$256,000	$181	58
1646 Lantana Cir	0.52mi	3/2.0	1,542 (+10%)	2mo	$279,000	$181	57
891 Noel	0.38mi	3/2.0	1,518 (+8%)	16mo	$344,900	$227	55
1659 Lantana	0.49mi	3/2.0	1,569 (+12%)	9mo	$288,800	$184	50
2326 Broken Wheel Ln	0.72mi	3/2.0	1,552 (+11%)	4mo	$269,900	$174	45
2075 Sungate Dr	0.68mi	3/2.0	1,239 (-12%)	13mo	$269,000	$217	38
3142 Magnolia	0.73mi	3/2.0	1,570 (+12%)	10mo	$299,990	$191	37
1988 Bluethroat	0.70mi	3/2.0	1,216 (-13%)	12mo	$209,900	$173	35

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: -35.2%
• Equity multiple: -0.11×
• Total profit: $-89,809
• Equity at exit: $43,150

10-year hold

• IRR: -69.3%
• Equity multiple: -0.81×
• Total profit: $-146,846
• Equity at exit: $25,022

Cash invested: $81,031 (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: 36 active · 22 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $280,000 ($177/sqft)
• Median days on market: 85 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +16.7% 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: 3084
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,518
• Tax est. 1.5%: −$362 /mo · $4,341/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-592

Break-even live

Break-even rent $2,532

Max offer price $203,700

Occupancy floor —

Sensitivity live

Price	-10% $-392	-5% $-492	+0% $-592	+5% $-692	+10% $-792
Rent	-10% $-733	-5% $-663	+0% $-592	+5% $-522	+10% $-451
Rate	-1.0pp $-446	-0.5pp $-519	base $-592	+0.5pp $-667	+1.0pp $-744

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: $72,349
• Closing costs: $8,682
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Tiara Dr New Braunfels, TX	3.0	2.0	1651	$2,100	$1.27	10d	1	0.34mi
1958 Reserve Way New Braunfels, TX	3.0	2.0	1372	$1,850	$1.35	74d	1	0.44mi
1681 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1490	$1,695	$1.14	10d	1	0.45mi
1676 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1559	$1,950	$1.25	2d	1	0.46mi
1676 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1559	$1,950	$1.25	3d	1	0.46mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	184d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	184d	1	0.48mi
1663 Lantana Cir New Braunfels, TX	3.0	2.0	1536	$1,695	$1.10	121d	1	0.48mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	144d	1	0.49mi
1661 Barrett Ave New Braunfels, TX	3.0	2.5	1272	$1,595	$1.25	74d	1	0.50mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	153d	1	0.52mi
1839 Thrasher Trl New Braunfels, TX	3.0	2.0	1830	$2,200	$1.20	0d	1	0.52mi
1644 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,295	$1.05	51d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,295	$1.05	40d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,295	$1.05	10d	1	0.53mi
1640 Sunstone Cir New Braunfels, TX	3.0	2.0	1735	$1,850	$1.07	34d	1	0.59mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	158d	1	0.60mi
1360 W County Line Rd Unit 314 New Braunfels, TX	3.0	2.0	1150	$1,557	$1.35	74d	1	0.61mi
1360 W County Line Rd Unit 218 New Braunfels, TX	2.0	2.0	896	$1,072	$1.20	74d	1	0.61mi
1360 W County Line Rd Unit 710 New Braunfels, TX	2.0	2.0	896	$1,074	$1.20	115d	1	0.61mi
1623 Anna Lee New Braunfels, TX	3.0	2.0	1810	$2,000	$1.10	74d	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	88d	1	0.62mi
1970 Kalli Jo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	55d	1	0.63mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	157d	1	0.63mi
2015 Sungate Dr New Braunfels, TX	3.0	2.0	1330	$1,625	$1.22	1d	1	0.63mi
2015 Sungate Dr New Braunfels, TX	3.0	2.0	1330	$1,625	$1.22	0d	1	0.63mi
1392 W County Line Rd New Braunfels, TX	2.0	2.0	896	$1,239	$1.38	10d	1	0.65mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,146	$1.28	134d	1	0.66mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,596	$1.39	138d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	145d	1	0.67mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	151d	1	0.67mi
1820 Strawcove New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	9d	1	0.68mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	10d	1	0.69mi
1951 Barn Swallow New Braunfels, TX	3.0	2.0	1560	$1,800	$1.15	74d	1	0.70mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	184d	1	0.70mi
1527 Dustin Cade Dr New Braunfels, TX	3.0	2.0	1594	$1,995	$1.25	10d	1	0.71mi
1527 Dustin Cade Dr New Braunfels, TX	3.0	2.0	1594	$1,995	$1.25	29d	1	0.71mi
1128 Pelican Pl New Braunfels, TX	4.0	2.0	1867	$2,100	$1.12	117d	1	0.73mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	184d	1	0.74mi

Listing history 50 events

1. 2026-11-08
   days on market $227,724 Active 415 DOM
2. 2026-11-07
   days on market $227,724 Active 414 DOM
3. 2026-11-06
   days on market $227,724 Active 413 DOM
4. 2026-11-05
   days on market $227,724 Active 412 DOM
5. 2026-11-04
   days on market $227,724 Active 411 DOM
6. 2026-11-02
   days on market $227,724 Active 409 DOM
7. 2026-11-01
   days on market $227,724 Active 408 DOM
8. 2026-10-31
   days on market $227,724 Active 407 DOM
9. 2026-10-30
   days on market $227,724 Active 406 DOM
10. 2026-10-30
    price $227,724 Active 405 DOM
11. 2026-10-29
    days on market $227,599 Active 405 DOM
12. 2026-10-28
    days on market $227,599 Active 404 DOM
13. 2026-10-27
    days on market $227,599 Active 403 DOM
14. 2026-10-26
    days on market $227,599 Active 402 DOM
15. 2026-10-26
    days on market $227,599 Active 401 DOM
16. 2026-10-24
    days on market $227,599 Active 400 DOM
17. 2026-10-23
    days on market $227,599 Active 399 DOM
18. 2026-10-22
    days on market $227,599 Active 398 DOM
19. 2026-10-21
    days on market $227,599 Active 397 DOM
20. 2026-10-20
    days on market $227,599 Active 396 DOM
21. 2026-10-19
    days on market $227,599 Active 395 DOM
22. 2026-10-18
    days on market $227,599 Active 394 DOM
23. 2026-10-18
    price $227,599 Active 393 DOM
24. 2026-10-17
    days on market $226,599 Active 393 DOM
25. 2026-10-16
    days on market $226,599 Active 392 DOM
26. 2026-10-15
    days on market $226,599 Active 391 DOM
27. 2026-10-14
    days on market $226,599 Active 390 DOM
28. 2026-10-13
    days on market $226,599 Active 389 DOM
29. 2026-10-12
    days on market $226,599 Active 388 DOM
30. 2026-10-11
    days on market $226,599 Active 387 DOM
31. 2026-10-10
    days on market $226,599 Active 386 DOM
32. 2026-10-09
    days on market $226,599 Active 385 DOM
33. 2026-10-08
    days on market $226,599 Active 384 DOM
34. 2026-10-07
    days on market $226,599 Active 383 DOM
35. 2026-10-06
    days on market $226,599 Active 382 DOM
36. 2026-10-05
    days on market $226,599 Active 381 DOM
37. 2026-10-04
    days on market $226,599 Active 380 DOM
38. 2026-10-04
    days on market $226,599 Active 379 DOM
39. 2026-10-02
    days on market $226,599 Active 378 DOM
40. 2026-10-01
    days on market $226,599 Active 377 DOM
41. 2026-09-30
    days on market $226,599 Active 376 DOM
42. 2026-09-29
    days on market $226,599 Active 375 DOM
43. 2026-09-28
    days on market $226,599 Active 374 DOM
44. 2026-09-27
    days on market $226,599 Active 373 DOM
45. 2026-09-25
    days on market $226,599 Active 371 DOM
46. 2026-09-24
    days on market $226,599 Active 370 DOM
47. 2026-09-23
    days on market $226,599 Active 369 DOM
48. 2026-09-22
    days on market $226,599 Active 368 DOM
49. 2026-09-21
    days on market $226,599 Active 367 DOM
50. 2026-09-20
    days on market $226,599 Active 366 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: $21,383
• − Mortgage interest: −$16,211
• − Property taxes: −$4,341
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$8,419
• Taxable loss: −$12,456
• Est. tax savings @ 24.0%: +$2,989
• After-tax cash flow: $-4,117/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

---

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%
• 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

-17.2% since first listed

2 events — show timeline

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