740 Horsetail Ln · New Braunfels, TX 78132

$279,500

4 bd · 3.0 ba · 2,210 sqft · Land · 217 Days on market

Built 2025 5,662 sqft lot $126/sqft · 6% below area Est $297k · 6% under $19/mo HOA · 1% of rent ↓ 19% 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 +10.2/15.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Rent growth +1.9/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

Key facts

• Walk-in closet
• Single-level home
• Covered patio

Tags

• SINGLE-LEVEL HOME
• OPEN-CONCEPT LIVING AREA
• COVERED PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-539 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (31.2% below list).
• Recommended offer: $184k (34.0% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents soft (-2.3%/yr); 1096 active listings in the ZIP; 31 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).
• This rent is only 17% of the median local income ($135k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 217 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $184,355 (34.0% 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 217 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 12.1

CMA / ARV

• ARV (median comp): $297,185
• List price: $279,500
• Delta: -5.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.4%
• Equity multiple: -0.09×
• Total profit: $-85,122
• Equity at exit: $41,674

10-year hold

• IRR: -68.9%
• Equity multiple: -0.78×
• Total profit: $-139,635
• Equity at exit: $24,166

Cash invested: $78,260 (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: 1096
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,922 high
• Mortgage (P&I): −$1,466
• Tax from tax record: −$456 /mo · $5,473/yr
• Insurance: −$116
• HOA: −$19
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-539

Break-even live

Break-even rent $2,604

Max offer price $184,355

Occupancy floor —

Sensitivity live

Price	-10% $-380	-5% $-459	+0% $-539	+5% $-618	+10% $-697
Rent	-10% $-690	-5% $-615	+0% $-539	+5% $-463	+10% $-387
Rate	-1.0pp $-398	-0.5pp $-468	base $-539	+0.5pp $-611	+1.0pp $-685

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: $69,875
• Closing costs: $8,385
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	5d	1	0.07mi
755 Wonderland Trl New Braunfels, TX	3.0	2.5	1937	$1,699	$0.88	17d	1	0.07mi
3889 Northhaven Trl Santa Clara, TX	3.0	2.5	1920	$1,680	$0.88	44d	1	0.11mi
3953 Prairie Crk New Braunfels, TX	5.0	2.5	2470	$2,200	$0.89	12d	1	0.17mi
754 Tower Hill Vw New Braunfels, TX	3.0	2.0	1402	$1,650	$1.18	3d	1	0.19mi
3936 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$1,897	$0.81	44d	1	0.20mi
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,800	$0.76	44d	1	0.20mi
3939 Trail de Paris New Braunfels, TX	4.0	2.5	2356	$1,799	$0.76	13d	1	0.20mi
3951 Trail de Paris New Braunfels, TX	5.0	2.5	2470	$2,100	$0.85	2d	1	0.23mi
3729 Wentz Hill Dr New Braunfels, TX	3.0	2.0	1550	$1,595	$1.03	17d	1	0.24mi
3964 Northaven Trl New Braunfels, TX	5.0	2.5	2470	$2,050	$0.83	12d	1	0.24mi
3645 Swift Fox Rd New Braunfels, TX	4.0	2.0	1600	$1,695	$1.06	44d	1	0.28mi
740 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	44d	1	0.33mi
3967 Cherokee Blvd New Braunfels, TX	3.0	2.0	1425	$1,695	$1.19	24d	1	0.33mi
751 Bullsnake Trl New Braunfels, TX	3.0	2.0	1440	$1,650	$1.15	24d	1	0.36mi
4028 Northaven Trl New Braunfels, TX	4.0	2.5	2347	$2,100	$0.89	2d	1	0.38mi
4019 Belden Trl New Braunfels, TX	4.0	2.5	2356	$1,870	$0.79	13d	1	0.39mi
713 Killdeer Trl New Braunfels, TX	4.0	2.0	1668	$1,700	$1.02	44d	1	0.42mi
810 Shady Brk Marion, TX	5.0	2.5	2470	$1,830	$0.74	21d	1	0.61mi
906 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,875	$0.80	24d	1	0.64mi
914 Shady Holw New Braunfels, TX	4.0	2.5	2356	$1,900	$0.81	24d	1	0.65mi
946 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	24d	1	0.68mi
950 Shady Brk Marion, TX	4.0	2.5	2356	$1,900	$0.81	44d	1	0.68mi
962 Shady Brk Marion, TX	4.0	2.5	2356	$1,875	$0.80	24d	1	0.70mi
3200 Falconhead New Braunfels, TX	3.0	2.5	2076	$2,500	$1.20	2d	1	0.97mi
3161 Birch Bnd New Braunfels, TX	4.0	3.0	2622	$2,500	$0.95	2d	1	1.08mi
772 Vista Pkwy New Braunfels, TX	4.0	2.0	1536	$1,750	$1.14	24d	1	1.29mi
2960 Nicholas Cv New Braunfels, TX	3.0	2.0	2000	$2,000	$1.00	2d	1	1.34mi
3050 Button Ball New Braunfels, TX	4.0	2.5	2913	$2,500	$0.86	2d	1	1.41mi
2700 Farm to Market Road 1044 Unit 4x New Braunfels, TX	4.0	3.5	1776	$1,780	$1.00	5d	1	1.46mi
2700 Farm to Market Road 1044 Unit 3-3x New Braunfels, TX	3.0	2.5	1490	$1,611	$1.08	5d	1	1.46mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 25 events

1. 2026-06-18
   days on market $279,500 Active 217 DOM
2. 2026-06-17
   days on market $279,500 Active 216 DOM
3. 2026-06-16
   days on market $279,500 Active 215 DOM
4. 2026-06-15
   days on market $279,500 Active 214 DOM
5. 2026-06-13
   days on market $279,500 Active 212 DOM
6. 2026-06-09
   days on market $279,500 Active 208 DOM
7. 2026-06-08
   days on market $279,500 Active 207 DOM
8. 2026-06-07
   days on market $279,500 Active 206 DOM
9. 2026-06-04
   days on market $279,500 Active 203 DOM
10. 2026-06-03
    days on market $279,500 Active 202 DOM
11. 2026-06-02
    statusdays on market $279,500 Active 201 DOM
12. 2026-06-02
    days on market $279,500 Price Change 200 DOM
13. 2026-05-31
    days on market $279,500 Price Change 199 DOM
14. 2026-05-02
    price $284,500 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

15. 2026-05-01
    price $284,500 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

16. 2026-04-16
    listed $285,000 Active 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

17. 2026-04-11
    price $285,000 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

18. 2026-03-25
    price $290,000 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

19. 2026-03-13
    price $294,990 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

20. 2026-01-11
    price $299,990 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

21. 2025-12-09
    price $309,990 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

22. 2025-11-13
    listed $315,000 New 609-char remark

    Show marketing remark (609 chars)

    Seller is willing to assist with closing costs or a rate buy-down through preferred lender with an acceptable offer. The Navarre- This new single-level home boasts a modern and low-maintenance design. Three secondary bedrooms are located off the foyer, with a nearby study perfect for focusing on important tasks throughout the week. An inviting open-concept living area combines the kitchen, living and dining areas, with a nearby covered patio ready for outdoor entertainment and leisure. A lavish owner's suite completes the home, offering direct access to an en-suite bathroom and generous walk-in closet.

23. 2025-10-29
    soldstatus Sold
24. 2025-09-09
    status Pending
25. 2025-07-24
    listed $352,999 New

ⓘ 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: $5,473 · $456/mo
• Projected year-2 tax: $5,473 · $456/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,069
• − Mortgage interest: −$15,656
• − Property taxes: −$5,473
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$228
• − Depreciation: −$8,131
• Taxable loss: −$11,508
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $-3,701/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

Price history

-19.4% since first listed

12 events — show timeline

• 2026-05-02 Price Changed $284,500 LERA
• 2026-05-01 Price Changed $284,500 CTXMLS
• 2026-04-16 Listed $285,000 CTXMLS
• 2026-04-11 Price Changed $285,000 LERA
• 2026-03-25 Price Changed $290,000 LERA
• 2026-03-13 Price Changed $294,990 LERA
• 2026-01-11 Price Changed $299,990 LERA
• 2025-12-09 Price Changed $309,990 LERA
• 2025-11-13 Listed $315,000 LERA
• 2025-10-29 Sold (MLS) — LERA
• 2025-09-09 Pending — LERA
• 2025-07-24 Listed $352,999 LERA

Property tax history

+204.0%/yr

Latest (2026): $5,473 · +655.9% YoY. Source: county tax records.