1222 Bear Claw Rd · New Braunfels, TX 78132

$312,749

4 bd · 3.0 ba · 2,142 sqft · SingleFamily · 6 Days on market

Built 2026 Est $353k · 12% under

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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 +12.7/15.0
• Cash flow +11.8/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home features a modern, low-maintenance layout, with an open-concept floorplan and inviting covered patio perfect for entertaining. Three secondary bedrooms are located off the foyer, with a convenient flex space near the main living area ready to be used as a studio or home office. The luxe owner's suite is tucked into a private corner at the back of the home.

Key facts

• Flex space
• Private corner
• Covered patio

Tags

• OPEN-CONCEPT FLOORPLAN
• COVERED PATIO
• FLEX SPACE
• PRIVATE CORNER

Property features AI

Finance

• Other: List price $314,749; Spec inventory (new construction); Listing last modified Jun 15, 2026

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family residence; Hendrix plan; Active listing
• Exterior features: Property located at 1222 Bear Claw Rd, New Braunfels, TX

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec home (Hendrix plan); Living area approximately 2,142

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (15.9% below list).
• Recommended offer: $263k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Oak Creek El (math 53% / reading 57%, grade C, #602 of 4,322 statewide, top 14%, 765 students, 37% 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) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 1136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $262,964 (15.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $353,430
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5489 Paschal Park	0.10mi	4/3.0	2,142 (0%)	1mo	$315,999	$148	94
5481 Paschal Park	0.09mi	4/2.0	2,000 (-7%)	1mo	$330,999	$165	80
5537 Paschal Park	0.19mi	4/3.0	2,279 (+6%)	1mo	$363,999	$160	80
5549 Paschal Park	0.21mi	4/3.0	2,302 (+8%)	1mo	$349,999	$152	77
5556 Paschal Park	0.24mi	4/3.0	2,302 (+8%)	0mo	$322,999	$140	76
1248 Fox Wing Way	0.14mi	4/3.0	2,372 (+11%)	2mo	$350,000	$148	74
5526 Wilder St	0.19mi	4/3.0	2,372 (+11%)	2mo	$355,000	$150	72
5465 Paschal Park	0.07mi	3/2.0 (-1)	1,891 (-12%)	1mo	$317,999	$168	67
956 Tornado Rdg	0.59mi	4/2.0	2,086 (-3%)	0mo	$374,990	$180	64
5867 Hopper	0.54mi	3/2.0 (-1)	2,189 (+2%)	0mo	$407,000	$186	62
3673 Meteor Dr	0.62mi	4/2.0	1,977 (-8%)	0mo	$364,990	$185	54
988 Gray Cloud Dr	0.65mi	3/4.0 (-1)	1,915 (-11%)	1mo	$349,990	$183	42

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: -21.6%
• Equity multiple: 0.27×
• Total profit: $-63,691
• Equity at exit: $46,632

10-year hold

• IRR: -24.7%
• Equity multiple: -0.05×
• Total profit: $-91,964
• Equity at exit: $27,041

Cash invested: $87,570 (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 78132

• Rents YoY: -2.3%
• Active inventory: 1136
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,630 high
• Mortgage (P&I): −$1,640
• Tax est. 1.5%: −$391 /mo · $4,691/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-84

Break-even live

Break-even rent $2,736

Max offer price $300,605

Occupancy floor 98%

Sensitivity live

Price	-10% $132	-5% $24	+0% $-84	+5% $-192	+10% $-300
Rent	-10% $-292	-5% $-188	+0% $-84	+5% $20	+10% $124
Rate	-1.0pp $74	-0.5pp $-4	base $-84	+0.5pp $-165	+1.0pp $-247

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: $78,187
• Closing costs: $9,382
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Fox Wing Way New Braunfels, TX	4.0	3.0	2377	$2,750	$1.16	6d	1	0.10mi
105 Sky Country Dr New Braunfels, TX	4.0	2.0	1895	$4,300	$2.27	45d	1	0.50mi
3629 Blue Cloud Dr New Braunfels, TX	4.0	2.0	1877	$2,295	$1.22	17d	1	0.89mi
298 Tahoe Ave New Braunfels, TX	4.0	2.0	1600	$1,595	$1.00	45d	1	1.08mi
3215 Northwest Blvd New Braunfels, TX	3.0	2.5	1574	$1,625	$1.03	6d	1	1.40mi
635 NW Crossing Dr New Braunfels, TX	3.0	2.0	1475	$1,650	$1.12	6d	1	1.47mi

Listing history 5 events

1. 2026-06-21
   days on market $312,749 Active 6 DOM
2. 2026-06-18
   days on market $312,749 Active 3 DOM
3. 2026-06-17
   pricedays on market $312,749 Active 2 DOM
4. 2026-06-15
   remarks 381-char remark
5. 2026-06-15
   listed $314,749 Active 1 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: $31,556
• − Mortgage interest: −$17,519
• − Property taxes: −$4,691
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,524
• − Management: −$2,524
• − Depreciation: −$9,098
• Taxable loss: −$6,365
• Est. tax savings @ 24.0%: +$1,528
• After-tax cash flow: $521/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

• County: Comal County · 206,262 people
• City population: 144,962
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 40,953
• Household income: $135,315
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 264.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 21% Two or more races 13% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 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: ▼ -139.57%
• Current HPI: 202.432
• Rent YoY: ▼ -2.32%
• 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