1549 Lorelei · New Braunfels, TX 78130

$195,000

3 bd · 2.0 ba · 1,112 sqft · SingleFamily public records · 192 Days on market

Built 1985 7,187 sqft lot $175/sqft · 26% below area Est $262k · 26% under ↓ 11% since listing

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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 +8.5/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

Key facts

• Patio slab
• Fenced backyard
• 7,187 sq ft lot

Tags

• FENCED BACKYARD
• PATIO SLAB
• WALKING DISTANCE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (18.8% below list).
• Recommended offer: $158k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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.
• Zoned schools: Goodwin Frazier El (math 52% / reading 50%, grade C-, #818 of 4,322 statewide, top 19%, 633 students, 59% FRL); Church Hill Middle (math 64% / reading 60%, grade B+, #134 of 1,662 statewide, top 8%, 748 students, 29% FRL); Canyon H S (math 59% / reading 65%, grade B-, #237 of 1,632 statewide, top 16%, 2,348 students, 35% FRL).
• Market conditions: Rents soft (-2.0%/yr); 1931 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 192 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,251 (18.8% 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 192 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.80%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $262,485
• List price: $195,000
• Delta: -25.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Glenbrook	0.10mi	3/2.0	1,222 (+10%)	4mo	$130,000	$106	76
201 Anhalt	0.17mi	3/2.0	1,267 (+14%)	4mo	$279,999	$221	65
1662 Prickly Pear	0.27mi	3/2.5	1,186 (+7%)	12mo	$220,000	$185	64
202 Glenbrook Dr	0.19mi	3/2.0	1,184 (+6%)	20mo	$233,300	$197	64
260 Sagebrook	0.29mi	2/2.0 (-1)	994 (-11%)	5mo	$215,000	$216	60
192 Meadow	0.60mi	3/1.0	1,052 (-5%)	2mo	$245,000	$233	58
1666 Prickly Pear Dr	0.28mi	3/2.5	1,216 (+9%)	16mo	$220,000	$181	56
346 Butterfly Rose Dr	0.41mi	3/2.0	1,217 (+9%)	21mo	$236,999	$195	48
1545 Pams Path	0.58mi	3/2.0	1,218 (+10%)	18mo	$280,000	$230	43
250 Skyview Ave	0.62mi	3/1.5	1,276 (+15%)	14mo	$199,777	$157	32

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: -26.3%
• Equity multiple: 0.14×
• Total profit: $-47,171
• Equity at exit: $29,075

10-year hold

• IRR: -38.8%
• Equity multiple: -0.33×
• Total profit: $-72,885
• Equity at exit: $16,860

Cash invested: $54,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$319 /mo · $3,830/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-173

Break-even live

Break-even rent $1,801

Max offer price $164,475

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-118	+0% $-173	+5% $-228	+10% $-283
Rent	-10% $-298	-5% $-235	+0% $-173	+5% $-110	+10% $-48
Rate	-1.0pp $-75	-0.5pp $-123	base $-173	+0.5pp $-223	+1.0pp $-275

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Rhine Ter New Braunfels, TX	2.0	1.0	850	$1,325	$1.56	14d	1	0.22mi
1565 N Business Interstate HWY New Braunfels, TX	1.0–2.0	1.0–2.0	800	$1,225	$1.53	0d	6	0.30mi
1565 Interstate 35 Unit 710 New Braunfels, TX	2.0	2.0	920	$999	$1.09	0d	1	0.32mi
653 Texas 337 Loop Apt 201 New Braunfels, TX	2.0	1.0	954	$1,179	$1.24	6d	1	0.41mi
653 Texas 337 Loop Unit 204 New Braunfels, TX	2.0	1.0	954	$1,179	$1.24	14d	1	0.41mi
1513 Shannon Cir New Braunfels, TX	2.0	2.0	1115	$1,295	$1.16	45d	1	0.46mi
216 S Kowald Ln New Braunfels, TX	1.0–2.0	1.0–2.0	935	$1,632	$1.75	0d	139	0.55mi
1554 Pams Path New Braunfels, TX	2.0	1.0	900	$1,200	$1.33	0d	1	0.61mi
1271 Common St New Braunfels, TX	3.0	2.5	1476	$1,725	$1.17	23d	1	0.72mi
1274 Hillcrest Dr New Braunfels, TX	2.0	1.0	1133	$1,195	$1.05	23d	1	0.79mi
1793 Tristan Trl New Braunfels, TX	3.0	2.5	1466	$1,395	$0.95	45d	1	0.85mi
1786 Tristan Trl Unit 1786 New Braunfels, TX	3.0	2.5	1466	$1,450	$0.99	25d	1	0.86mi
244 Ridgewood Ave New Braunfels, TX	3.0	2.0	1250	$1,700	$1.36	25d	1	0.88mi
730 E Mather St Unit 1351230P New Braunfels, TX	3.0	2.0	1194	$5,334	$4.47	0d	1	0.91mi
730 E Mather St Unit 1351225P New Braunfels, TX	3.0	2.0	1194	$6,150	$5.15	14d	1	0.91mi
1747 FM 1101 New Braunfels, TX	1.0–3.0	1.0–2.0	877	$3,261	$3.72	0d	25	0.91mi
450 Blue Stem Rd New Braunfels, TX	3.0	2.0	1226	$1,699	$1.39	45d	1	0.93mi
859 Oasis St New Braunfels, TX	2.0	1.0	896	$1,375	$1.53	5d	1	0.94mi
893 Pine St New Braunfels, TX	2.0	1.0	1166	$1,645	$1.41	19d	1	0.94mi
456 Limestone Dr New Braunfels, TX	3.0	2.0	1120	$1,800	$1.61	45d	1	0.96mi
710 Common St Unit 710 New Braunfels, TX	2.0	2.0	970	$1,613	$1.66	0d	1	0.98mi
448 Mallow Dr New Braunfels, TX	3.0	2.0	1295	$1,850	$1.43	45d	1	0.98mi
2133 Hofstaat New Braunfels, TX	2.0	2.5	1389	$1,995	$1.44	45d	1	1.00mi
570 Blue Stem Rd New Braunfels, TX	3.0	2.0	1217	$2,150	$1.77	23d	1	1.01mi
705 Village Way New Braunfels, TX	1.0–2.0	1.0–2.0	858	$1,600	$1.86	16d	15	1.02mi
2177 Hofstaat New Braunfels, TX	2.0	2.0	1099	$1,750	$1.59	4d	1	1.05mi
2177 Hofstaat New Braunfels, TX	2.0	2.0	1099	$1,850	$1.68	22d	1	1.05mi
1358 Bartels Ct New Braunfels, TX	3.0	2.0	1344	$1,445	$1.08	25d	1	1.08mi
448 Agave Flats Dr New Braunfels, TX	3.0	2.0	1470	$1,980	$1.35	45d	1	1.09mi
244 Cactus Wren Loop New Braunfels, TX	3.0	2.0	1216	$1,250	$1.03	12d	1	1.09mi
510 Moonvine Way New Braunfels, TX	3.0	2.0	1217	$1,685	$1.38	45d	1	1.10mi
770 Interstate 35 N New Braunfels, TX	1.0–3.0	1.0–2.0	995	$1,930	$1.94	22d	6	1.18mi
355 Dragoon Xing New Braunfels, TX	3.0	1.0–2.0	966	$1,835	$1.90	45d	1	1.19mi
770 S Interstate 35 South Frontage Rd Unit 710 New Braunfels, TX	2.0	2.0	933	$1,474	$1.58	0d	1	1.20mi
770 S Interstate 35 South Frontage Rd Unit 3294 New Braunfels, TX	3.0	2.0	1298	$1,914	$1.47	0d	1	1.20mi
1084 Carolyn Cv New Braunfels, TX	3.0	2.0	1236	$1,495	$1.21	6d	1	1.27mi
1055 Carolyn Cv New Braunfels, TX	3.0	2.0	1111	$1,500	$1.35	45d	1	1.27mi
1033 Carolyn Cv New Braunfels, TX	3.0	2.0	1111	$1,495	$1.35	14d	1	1.29mi
2293 E Common St New Braunfels, TX	1.0–2.0	1.0–2.0	885	$1,889	$2.13	0d	18	1.31mi
1134 Misty Acres Dr New Braunfels, TX	2.0	1.5	1092	$1,250	$1.14	25d	1	1.31mi

Listing history 19 events

1. 2026-06-21
   days on market $195,000 Active 192 DOM
2. 2026-06-18
   days on market $195,000 Active 189 DOM
3. 2026-06-17
   days on market $195,000 Active 188 DOM
4. 2026-06-16
   days on market $195,000 Active 187 DOM
5. 2026-06-15
   days on market $195,000 Active 186 DOM
6. 2026-06-13
   days on market $195,000 Active 184 DOM
7. 2026-06-09
   days on market $195,000 Active 180 DOM
8. 2026-06-08
   days on market $195,000 Active 179 DOM
9. 2026-06-07
   days on market $195,000 Active 178 DOM
10. 2026-06-04
    days on market $195,000 Active 175 DOM
11. 2026-06-03
    days on market $195,000 Active 174 DOM
12. 2026-06-02
    days on market $195,000 Active 173 DOM
13. 2026-06-02
    days on market $195,000 Active 172 DOM
14. 2026-05-31
    days on market $195,000 Active 171 DOM
15. 2026-03-19
    price $195,000 452-char remark

    Show marketing remark (452 chars)

    Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

16. 2026-02-18
    price $205,000 452-char remark

    Show marketing remark (452 chars)

    Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

17. 2026-02-03
    price $209,000 452-char remark

    Show marketing remark (452 chars)

    Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

18. 2026-01-11
    price $214,000 452-char remark

    Show marketing remark (452 chars)

    Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

19. 2025-12-11
    listed $219,000 New 452-char remark

    Show marketing remark (452 chars)

    Bright and welcoming with fresh paint and new wood-look vinyl plank flooring, this inviting home in Rhine Terrace is move-in ready and primed for a new owner's vision. Roomy living and dining areas pair with a large, fenced backyard and patio slab, creating space for both comfortable living and entertaining. Within walking distance to the elementary and middle schools, the location offers everyday convenience along with lasting neighborhood appeal.

ⓘ 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: $3,830 · $319/mo
• Projected year-2 tax: $3,830 · $319/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $18,990
• − Mortgage interest: −$10,923
• − Property taxes: −$3,830
• − Insurance: −$975
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$5,673
• Taxable loss: −$5,449
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $-766/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

• 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

-11.0% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $195,000 LERA
• 2026-02-18 Price Changed $205,000 LERA
• 2026-02-03 Price Changed $209,000 LERA
• 2026-01-11 Price Changed $214,000 LERA
• 2025-12-11 Listed $219,000 LERA

Property tax history

+4.7%/yr

Latest (2026): $3,830 · +2.2% YoY. Source: county tax records.