2054 Bentwood Dr · New Braunfels, TX 78130

$225,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 127 Days on market

Built 2001 6,708 sqft lot $183/sqft · 21% below area Est $285k · 21% 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 +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

Key facts

• Custom-built
• Major updates
• 6,708 sq ft lot

Tags

• CUSTOM-BUILT
• HIGHLY CONVENIENT LOCATION
• UPGRADED IRRIGATION SYSTEM
• MAJOR UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (26.2% below list).
• Recommended offer: $166k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• 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.
• Market conditions: Rents soft (-2.0%/yr); 1932 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 127 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,115 (26.2% 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 127 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 11.3

CMA / ARV

• ARV (median comp): $284,856
• List price: $225,000
• Delta: -21.01%
• 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
2069 Bentwood	0.06mi	3/2.0	1,260 (+2%)	7mo	$224,000	$178	88
2115 Bentwood	0.14mi	3/2.0	1,262 (+2%)	12mo	$260,000	$206	80
2135 Bentwood	0.19mi	3/2.0	1,313 (+7%)	3mo	$254,900	$194	78
2075 Sungate Dr	0.34mi	3/2.0	1,239 (+1%)	9mo	$269,000	$217	76
2020 Sungate	0.36mi	3/2.0	1,169 (-5%)	2mo	$240,000	$205	73
2144 Cornerstone	0.35mi	3/2.0	1,212 (-2%)	11mo	$155,000	$128	72
2121 Keystone	0.40mi	3/2.0	1,327 (+8%)	4mo	$239,000	$180	65
2326 N Ranch Ests	0.62mi	3/2.0	1,264 (+3%)	8mo	$260,000	$206	60
2152 Stonecrest Path	0.26mi	3/2.0	1,370 (+11%)	11mo	$260,000	$190	60
2139 Cornerstone	0.38mi	3/2.0	1,362 (+11%)	8mo	$268,000	$197	58
2113 Sungate	0.36mi	3/2.0	1,416 (+15%)	5mo	$256,000	$181	54
982 Parkdale Dr	0.59mi	3/2.0	1,388 (+13%)	14mo	$314,995	$227	40

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-58,157
• Equity at exit: $33,548

10-year hold

• IRR: -44.8%
• Equity multiple: -0.44×
• Total profit: $-91,019
• Equity at exit: $19,454

Cash invested: $63,000 (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: 1932
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$303 /mo · $3,642/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-265

Break-even live

Break-even rent $1,996

Max offer price $178,214

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-201	+0% $-265	+5% $-329	+10% $-392
Rent	-10% $-396	-5% $-330	+0% $-265	+5% $-199	+10% $-134
Rate	-1.0pp $-152	-0.5pp $-208	base $-265	+0.5pp $-323	+1.0pp $-382

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	24d	1	0.20mi
2010 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1169	$1,649	$1.41	44d	1	0.20mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,113	$1.24	4d	1	0.31mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,553	$1.35	4d	1	0.31mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	18d	1	0.40mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,495	$1.21	5d	1	0.41mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	5d	1	0.45mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	4d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	44d	1	0.47mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	44d	1	0.55mi
1935 Hilltop Summit Rd Unit 2NB-2 New Braunfels, TX	2.0	2.0	1060	$1,329	$1.25	3d	1	0.71mi
2441 Fayette Dr New Braunfels, TX	3.0	2.0	1220	$1,650	$1.35	18d	1	0.72mi
1302 S Mesquite Ave New Braunfels, TX	3.0	2.0	1426	$1,775	$1.24	24d	1	0.85mi
222 Redbud Ln Unit A New Braunfels, TX	2.0	1.0	962	$1,095	$1.14	44d	1	1.04mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	44d	1	1.06mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	1.06mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	5d	1	1.07mi
1022 Clover Cir New Braunfels, TX	2.0	1.0	800	$1,395	$1.74	11d	1	1.08mi
935 Linde Ave Unit H New Braunfels, TX	2.0	2.0	972	$975	$1.00	44d	1	1.10mi
1915 Chiffchaff New Braunfels, TX	3.0	2.0	1217	$1,650	$1.36	24d	1	1.18mi
1906 Fieldfare New Braunfels, TX	3.0	2.0	1454	$1,775	$1.22	24d	1	1.22mi
1973 Bluethroat New Braunfels, TX	3.0	2.0	1458	$1,750	$1.20	17d	1	1.25mi
1231 Huisache Ave New Braunfels, TX	1.0–2.0	1.0–2.0	866	$1,588	$1.83	2d	8	1.39mi
618 Gode Ln New Braunfels, TX	3.0	2.0	1255	$1,395	$1.11	44d	1	1.41mi
330 Franchi Way New Braunfels, TX	3.0	2.0	1233	$1,800	$1.46	24d	1	1.45mi
284 Perryman St New Braunfels, TX	2.0	1.0	750	$1,850	$2.47	24d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $225,000 Active 127 DOM
2. 2026-06-18
   days on market $225,000 Active 124 DOM
3. 2026-06-17
   days on market $225,000 Active 123 DOM
4. 2026-06-16
   days on market $225,000 Active 122 DOM
5. 2026-06-15
   days on market $225,000 Active 121 DOM
6. 2026-06-13
   days on market $225,000 Active 119 DOM
7. 2026-06-09
   days on market $225,000 Active 115 DOM
8. 2026-06-08
   days on market $225,000 Active 114 DOM
9. 2026-06-07
   days on market $225,000 Active 113 DOM
10. 2026-06-04
    days on market $225,000 Active 110 DOM
11. 2026-06-03
    days on market $225,000 Active 109 DOM
12. 2026-06-02
    days on market $225,000 Active 108 DOM
13. 2026-06-02
    days on market $225,000 Active 107 DOM
14. 2026-05-31
    days on market $225,000 Active 106 DOM
15. 2026-05-02
    status Active 1001-char remark

    Show marketing remark (1001 chars)

    * * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

16. 2026-04-28
    historical Active Under Contract 1001-char remark

    Show marketing remark (1001 chars)

    * * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

17. 2026-04-05
    price $225,000 1001-char remark

    Show marketing remark (1001 chars)

    * * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

18. 2026-03-05
    price $230,000 1001-char remark

    Show marketing remark (1001 chars)

    * * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

19. 2026-02-12
    listed $240,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    * * * SELLER OFFERING $5,000 TOWARD BUYER'S COSTS WITH ACCEPTABLE OFFER!!! * * * Affordable 3-bedroom home near Interstate 35 in New Braunfels! Creating an excellent opportunity for buyers searching for an affordable home with quick access to IH-35. This custom-built home offers 3 bedrooms, 2 bathrooms, 1,232 sq ft, and a full 2-car garage in a convenient location less than 3 minutes from the highway and close to shopping, dining, and local parks. Major updates include a roof approximately 3 years old and HVAC approximately 6 years old. The property also features an upgraded irrigation system with an aspirating fertilizer tank that distributes fertilizer through the sprinkler system to help maintain a healthy lawn. Interior is in good condition, and carpet replacement is needed and reflected in the pricing, allowing buyers the opportunity to personalize flooring to their taste while adding value. Homes in this price range in New Braunfels move quickly, so schedule a showing today

20. 2009-07-09
    soldstatus
21. 2009-07-06
    soldstatus 311-char remark

    Show marketing remark (311 chars)

    Cute and cozy! This S & D home features an open floorplan, ceiling fans, split bedrooms, sprinkler system, water softener, privacy fence and has been very well-maintained. The covered patio is perfect for relaxing or entertaining your guests. Located in a great neighborhood and walking distance to schools.

22. 2009-06-10
    historical 311-char remark

    Show marketing remark (311 chars)

    Cute and cozy! This S & D home features an open floorplan, ceiling fans, split bedrooms, sprinkler system, water softener, privacy fence and has been very well-maintained. The covered patio is perfect for relaxing or entertaining your guests. Located in a great neighborhood and walking distance to schools.

23. 2009-06-01
    listed $129,000 311-char remark

    Show marketing remark (311 chars)

    Cute and cozy! This S & D home features an open floorplan, ceiling fans, split bedrooms, sprinkler system, water softener, privacy fence and has been very well-maintained. The covered patio is perfect for relaxing or entertaining your guests. Located in a great neighborhood and walking distance to schools.

24. 2001-07-13
    soldstatus

ⓘ 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: $3,642 · $303/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$476/yr (+$40/mo · 13.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,934
• − Mortgage interest: −$12,603
• − Property taxes: −$3,642
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$6,545
• Taxable loss: −$7,171
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-1,457/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: 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

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 (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

+74.4% since first listed

10 events — show timeline

• 2026-05-02 Relisted — Unlock MLS
• 2026-04-28 Contingent — Unlock MLS
• 2026-04-05 Price Changed $225,000 Unlock MLS
• 2026-03-05 Price Changed $230,000 Unlock MLS
• 2026-02-12 Listed $240,000 Unlock MLS
• 2009-07-09 Sold (Public Records) — Public Records
• 2009-07-06 Sold (MLS) — LERA
• 2009-06-10 Listing Removed — LERA
• 2009-06-01 Listed $129,000 LERA
• 2001-07-13 Sold (Public Records) — Public Records

Property tax history

+0.2%/yr

Latest (2026): $3,642 · -5.6% YoY. Source: county tax records.