114 Rosemary Loop · New Braunfels, TX 78130

$130,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 12 Days on market

Built 2007 0.34 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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 MLS

Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

Key facts

• Generous lot
• Spacious kitchen
• Large living room

Tags

• GENEROUS LOT
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• BAR AREA
• OVERSIZED PRIMARY BEDROOM
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.7% 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; 1 comparable units currently listed for rent nearby; 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 $899 of loan paydown is wiped out by about $4k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; list at $130k implies a 139% gain — meaningful room to come down on a strong offer.

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 $130,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.26% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,292
• Equity at exit: $19,383

10-year hold

• IRR: 4.3%
• Equity multiple: 1.27×
• Total profit: $9,890
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $370

Break-even live

Break-even rent $1,175

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Grove Ln New Braunfels, TX	3.0	2.0	891	$1,099	$1.23	4d	1	1.35mi

Listing history 13 events

1. 2026-02-05
   status Pending
2. 2026-01-25
   listed $130,000 New
3. 2018-12-04
   soldstatus
4. 2018-12-01
   historical
5. 2018-11-30
   soldstatus Sold 389-char remark

   Show marketing remark (389 chars)

   Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

6. 2018-11-24
   historical Active Take Backups

   Show marketing remark (389 chars)

   Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

7. 2018-11-24
   status Pending 389-char remark

   Show marketing remark (389 chars)

   Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

8. 2018-11-04
   historical Active Option 389-char remark

   Show marketing remark (389 chars)

   Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

9. 2018-09-28
   status Back on Market 389-char remark

   Show marketing remark (389 chars)

   Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

10. 2018-09-17
    historical Active Option 389-char remark

    Show marketing remark (389 chars)

    Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

11. 2018-09-13
    listed $124,500 Active
12. 2018-09-12
    listed $124,500 New 389-char remark

    Show marketing remark (389 chars)

    Completely updated and beautiful. Kitchen features new appliances and a breakfast bar.New light fixtures and new door hardware. New faux flooring in living, dining, and kitchen. New carpet in the bedrooms. Fresh paint inside and out. Master bath offers a double vanity, soaking tub, and separate shower. New 2 inch blinds and window treatments are included. New A/C system September 2018.

13. 2018-08-27
    soldstatus $54,401

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$71/yr (+$6/mo · 3.1%)

ⓘ 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: $19,715
• − Mortgage interest: −$7,282
• − Property taxes: −$2,308
• − Insurance: −$650
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$3,782
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,827/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

+139.0% since first listed

13 events — show timeline

• 2026-02-05 Pending — LERA
• 2026-01-25 Listed $130,000 LERA
• 2018-12-04 Sold (Public Records) — Public Records
• 2018-12-01 Listing Removed — CTXMLS
• 2018-11-30 Sold (MLS) — LERA
• 2018-11-24 Contingent — CTXMLS
• 2018-11-24 Pending — LERA
• 2018-11-04 Contingent — LERA
• 2018-09-28 Relisted — LERA
• 2018-09-17 Contingent — LERA
• 2018-09-13 Listed $124,500 CTXMLS
• 2018-09-12 Listed $124,500 LERA
• 2018-08-27 Sold (Public Records) $54,401 Public Records

Property tax history

+3.8%/yr

Latest (2026): $2,308 · +0.2% YoY. Source: county tax records.