Beckman Plan · New Braunfels, TX 78130

$218,749

3 bd · 2.0 ba · 1,260 sqft · Townhouse · 200 Days on market

Good condition 2-car garage

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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 +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.0/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• Lovely dining area
• Private corner
• Adjoining bathroom

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS FAMILY ROOM
• MULTI-FUNCTIONAL KITCHEN
• LOVELY DINING AREA
• PRIVATE CORNER
• ADJOINING BATHROOM

🏗️ New construction. The $218,749 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $259,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.2% below list).
• Recommended offer: $177k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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.
• 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.
• Zoned schools: Walnut Springs El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 312 students, 45% FRL); New Braunfels Middle (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,301 students, 44% FRL); New Braunfels H S (math 53% / reading 10%, grade F, #1,073 of 1,632 statewide, top 66%, 1,926 students, 32% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 3084 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 74d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 200 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $176,665 (19.2% 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 200 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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $259,000
• List price: $218,749
• Delta: -15.54%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 S Mesquite	1.16mi	3/2.0	1,289 (+2%)	0mo	$209,000	$162	61
371 Copper	0.91mi	3/2.0	1,285 (+2%)	3mo	$185,000	$144	59
2125 Hazelwood	0.99mi	3/2.0	1,325 (+5%)	1mo	$239,000	$180	56
374 Copper Mtn	0.91mi	3/2.0	1,328 (+5%)	3mo	$199,000	$150	54
2610 Lonesome Creek Trl	1.37mi	3/2.0	1,334 (+6%)	2mo	$268,000	$201	53
1686 Lantana	0.43mi	3/2.0	1,559 (+24%)	2mo	$265,000	$170	53
2630 Lonesome Creek Trl	1.43mi	3/2.0	1,164 (-8%)	3mo	$219,000	$188	50
1646 Lantana Cir	0.52mi	3/2.0	1,542 (+22%)	2mo	$279,000	$181	49
1435 Allison Dr	0.77mi	3/2.0	1,373 (+9%)	2mo	$255,000	$186	48
2423 Dimmitt Dr	1.47mi	3/2.0	1,475 (+17%)	2mo	$235,000	$159	38
270 S Peach Ave	1.46mi	2/1.0 (-1)	952 (-24%)	1mo	$215,000	$226	30
406 S Live Oak Ave	1.50mi	2/1.0 (-1)	950 (-25%)	2mo	$125,000	$132	30

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: -30.9%
• Equity multiple: 0.00×
• Total profit: $-72,229
• Equity at exit: $38,618

10-year hold

• IRR: -54.0%
• Equity multiple: -0.59×
• Total profit: $-115,128
• Equity at exit: $22,394

Cash invested: $72,520 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $230,749 ($157/sqft)
• Median days on market: 200 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78130

• Rents YoY: -2.0%
• Active inventory: 3084
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-394

Break-even live

Break-even rent $2,266

Max offer price $201,953

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-305	+0% $-394	+5% $-484	+10% $-573
Rent	-10% $-534	-5% $-464	+0% $-394	+5% $-324	+10% $-255
Rate	-1.0pp $-264	-0.5pp $-328	base $-394	+0.5pp $-461	+1.0pp $-530

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: $64,750
• Closing costs: $7,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1935 Tiara Dr New Braunfels, TX	3.0	2.0	1651	$2,100	$1.27	10d	1	0.34mi
1958 Reserve Way New Braunfels, TX	3.0	2.0	1372	$1,850	$1.35	74d	1	0.44mi
1681 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1490	$1,695	$1.14	10d	1	0.45mi
1676 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1559	$1,950	$1.25	2d	1	0.46mi
1676 Kimberly Dawn Dr New Braunfels, TX	3.0	2.0	1559	$1,950	$1.25	3d	1	0.46mi
1666 Lantana Cir New Braunfels, TX	3.0	2.0	1502	$1,745	$1.16	184d	1	0.47mi
2014 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	184d	1	0.48mi
1663 Lantana Cir New Braunfels, TX	3.0	2.0	1536	$1,695	$1.10	121d	1	0.48mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	144d	1	0.49mi
1661 Barrett Ave New Braunfels, TX	3.0	2.5	1272	$1,595	$1.25	74d	1	0.50mi
2207 Allison Dr New Braunfels, TX	4.0	2.0	1850	$1,745	$0.94	153d	1	0.52mi
1839 Thrasher Trl New Braunfels, TX	3.0	2.0	1830	$2,200	$1.20	0d	1	0.52mi
1644 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,295	$1.05	51d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	3.0	2.0	1238	$1,295	$1.05	40d	1	0.53mi
1642 W County Line Rd New Braunfels, TX	2.0	2.0	1238	$1,295	$1.05	10d	1	0.53mi
1640 Sunstone Cir New Braunfels, TX	3.0	2.0	1735	$1,850	$1.07	34d	1	0.59mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	158d	1	0.60mi
1360 W County Line Rd Unit 314 New Braunfels, TX	3.0	2.0	1150	$1,557	$1.35	74d	1	0.61mi
1360 W County Line Rd Unit 218 New Braunfels, TX	2.0	2.0	896	$1,072	$1.20	74d	1	0.61mi
1360 W County Line Rd Unit 710 New Braunfels, TX	2.0	2.0	896	$1,074	$1.20	115d	1	0.61mi
1623 Anna Lee New Braunfels, TX	3.0	2.0	1810	$2,000	$1.10	74d	1	0.61mi
1769 Lower Forty New Braunfels, TX	3.0	2.0	1650	$1,800	$1.09	10d	1	0.62mi
1769 Lower Forty New Braunfels, TX	3.0	2.0	1653	$1,800	$1.09	88d	1	0.62mi
1970 Kalli Jo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	55d	1	0.63mi
1911 Kallijo Ln New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	157d	1	0.63mi
2015 Sungate Dr New Braunfels, TX	3.0	2.0	1330	$1,625	$1.22	1d	1	0.63mi
2015 Sungate Dr New Braunfels, TX	3.0	2.0	1330	$1,625	$1.22	0d	1	0.63mi
1392 W County Line Rd New Braunfels, TX	2.0	2.0	896	$1,239	$1.38	10d	1	0.65mi
1360 W County Line Rd Unit 2212 New Braunfels, TX	2.0	2.0	896	$1,146	$1.28	134d	1	0.66mi
1360 W County Line Rd Unit 3212 New Braunfels, TX	3.0	2.0	1150	$1,596	$1.39	138d	1	0.66mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	145d	1	0.67mi
2964 Vista Pkwy New Braunfels, TX	2.0	2.0	1395	$2,250	$1.61	151d	1	0.67mi
1820 Strawcove New Braunfels, TX	3.0	2.0	1552	$1,800	$1.16	9d	1	0.68mi
1619 Sunspur Dr New Braunfels, TX	3.0	2.0	1210	$1,750	$1.45	10d	1	0.69mi
1951 Barn Swallow New Braunfels, TX	3.0	2.0	1560	$1,800	$1.15	74d	1	0.70mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	184d	1	0.70mi
1527 Dustin Cade Dr New Braunfels, TX	3.0	2.0	1594	$1,995	$1.25	10d	1	0.71mi
1527 Dustin Cade Dr New Braunfels, TX	3.0	2.0	1594	$1,995	$1.25	29d	1	0.71mi
1128 Pelican Pl New Braunfels, TX	4.0	2.0	1867	$2,100	$1.12	117d	1	0.73mi
1972 Bluethroat New Braunfels, TX	3.0	2.0	1560	$1,795	$1.15	184d	1	0.74mi

Property features AI

Finance

• Other: Active listing
• Financial info: List price $211,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named BeckmanSingle-story plan (model information)
• Construction: Living area approximately 1,260Built as new construction (2026 listing)
• Exterior features: Located at 1907 Longspur, New Braunfels, TX

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)

Listing history 50 events

1. 2026-11-08
   days on market $218,749 Active 200 DOM
2. 2026-11-07
   days on market $218,749 Active 199 DOM
3. 2026-11-06
   days on market $218,749 Active 198 DOM
4. 2026-11-05
   days on market $218,749 Active 197 DOM
5. 2026-11-04
   days on market $218,749 Active 196 DOM
6. 2026-11-02
   price $218,749 Active 194 DOM
7. 2026-11-02
   days on market $218,499 Active 194 DOM
8. 2026-11-01
   days on market $218,499 Active 193 DOM
9. 2026-10-31
   days on market $218,499 Active 192 DOM
10. 2026-10-30
    days on market $218,499 Active 191 DOM
11. 2026-10-30
    price $218,499 Active 190 DOM
12. 2026-10-29
    days on market $217,999 Active 190 DOM
13. 2026-10-28
    days on market $217,999 Active 189 DOM
14. 2026-10-27
    days on market $217,999 Active 188 DOM
15. 2026-10-26
    days on market $217,999 Active 187 DOM
16. 2026-10-26
    days on market $217,999 Active 186 DOM
17. 2026-10-24
    days on market $217,999 Active 185 DOM
18. 2026-10-23
    days on market $217,999 Active 184 DOM
19. 2026-10-22
    days on market $217,999 Active 183 DOM
20. 2026-10-21
    days on market $217,999 Active 182 DOM
21. 2026-10-20
    days on market $217,999 Active 181 DOM
22. 2026-10-19
    days on market $217,999 Active 180 DOM
23. 2026-10-18
    days on market $217,999 Active 179 DOM
24. 2026-10-17
    days on market $217,999 Active 178 DOM
25. 2026-10-16
    days on market $217,999 Active 177 DOM
26. 2026-10-15
    days on market $217,999 Active 176 DOM
27. 2026-10-14
    days on market $217,999 Active 175 DOM
28. 2026-10-13
    days on market $217,999 Active 174 DOM
29. 2026-10-12
    days on market $217,999 Active 173 DOM
30. 2026-10-11
    days on market $217,999 Active 172 DOM
31. 2026-10-10
    days on market $217,999 Active 171 DOM
32. 2026-10-09
    days on market $217,999 Active 170 DOM
33. 2026-10-08
    days on market $217,999 Active 169 DOM
34. 2026-10-07
    days on market $217,999 Active 168 DOM
35. 2026-10-06
    days on market $217,999 Active 167 DOM
36. 2026-10-05
    days on market $217,999 Active 166 DOM
37. 2026-10-04
    days on market $217,999 Active 165 DOM
38. 2026-10-04
    days on market $217,999 Active 164 DOM
39. 2026-10-02
    days on market $217,999 Active 163 DOM
40. 2026-10-01
    days on market $217,999 Active 162 DOM
41. 2026-09-30
    days on market $217,999 Active 161 DOM
42. 2026-09-29
    days on market $217,999 Active 160 DOM
43. 2026-09-28
    days on market $217,999 Active 159 DOM
44. 2026-09-27
    days on market $217,999 Active 158 DOM
45. 2026-09-25
    days on market $217,999 Active 156 DOM
46. 2026-09-24
    days on market $217,999 Active 155 DOM
47. 2026-09-23
    days on market $217,999 Active 154 DOM
48. 2026-09-22
    days on market $217,999 Active 153 DOM
49. 2026-09-21
    days on market $217,999 Active 152 DOM
50. 2026-09-20
    days on market $217,999 Active 151 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: $21,200
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$7,535
• Taxable loss: −$9,415
• Est. tax savings @ 24.0%: +$2,260
• After-tax cash flow: $-2,471/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This single-story townhouse is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Walnut Springs El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle New Braunfels Middle D TX #479/1,662 Nat'l #4,622/14,009 High New Braunfels H S Ninth Grade Center F TX #697/1,632 Nat'l #7,320/17,239

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

A Composite livability gradescore 83/100

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 · 175,637 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: 10% of renters

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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%

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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%
• Languages at home: 78% English-only · Spanish 20% German/W. Germanic 1%

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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

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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

Property features AI

Finance

• Other: Active listing
• Financial info: List price $211,999

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named BeckmanSingle-story plan (model information)
• Construction: Living area approximately 1,260Built as new construction (2026 listing)
• Exterior features: Located at 1907 Longspur, New Braunfels, TX

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open living area (plan home)