2434 Duval Dr · New Braunfels, TX 78130

$249,900

3 bd · 2.0 ba · 1,767 sqft · SingleFamily public records · 108 Days on market

Built 2006 6,599 sqft lot $141/sqft · 18% below area Est $306k · 18% under $25/mo HOA · 1% of rent

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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
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

Key facts

• Upgraded lighting
• Amenity center
• Community pool

Tags

• COMMUNITY POOL
• AMENITY CENTER
• UPGRADED LIGHTING
• BUILT-IN ENTERTAINMENT HUTCH
• BREAKFAST BAR
• WINDOW NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (22.3% below list).
• Recommended offer: $194k (22.3% 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); 1896 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 108 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $250k implies a 67% 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 $194,072 (22.3% 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 108 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (median comp): $305,870
• List price: $249,900
• Delta: -18.30%
• 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
2369 N Ranch Ests	0.13mi	3/2.0	1,746 (-1%)	0mo	$425,000	$243	92
2240 Stonehaven	0.31mi	3/2.0	1,759 (-0%)	2mo	$290,000	$165	83
2242 Ranch Estates Blvd	0.28mi	3/2.0	1,855 (+5%)	2mo	$290,000	$156	77
2344 N Ranch Ests	0.17mi	3/2.0	1,583 (-10%)	2mo	$400,000	$253	73
522 Zapata	0.38mi	3/2.0	1,668 (-6%)	0mo	$245,000	$147	73
416 Roadrunner Ave	0.23mi	3/2.0	1,618 (-8%)	3mo	$299,000	$185	73
919 Karah	0.24mi	4/2.0 (+1)	1,638 (-7%)	1mo	$269,990	$165	70
2312 Megan	0.31mi	3/2.0	2,011 (+14%)	3mo	$385,000	$191	60
2287 Sun Chase	0.63mi	3/2.5	1,887 (+7%)	1mo	$430,000	$228	56
2072 Stonehaven	0.59mi	3/2.0	1,956 (+11%)	1mo	$326,000	$167	54
2115 Belvedere	0.52mi	4/2.0 (+1)	2,009 (+14%)	2mo	$345,000	$172	47
433 W Klein	0.58mi	2/2.0 (-1)	1,508 (-15%)	1mo	$600,000	$398	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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-64,545
• Equity at exit: $37,261

10-year hold

• IRR: -46.0%
• Equity multiple: -0.45×
• Total profit: $-101,586
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,941 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$383 /mo · $4,599/yr
• Insurance: −$104
• HOA: −$25
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-290

Break-even live

Break-even rent $2,307

Max offer price $198,722

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2218 Trumans Hl New Braunfels, TX	4.0	2.0	2034	$2,195	$1.08	14d	1	0.31mi
1337 Lauren St New Braunfels, TX	3.0	2.0	1798	$2,245	$1.25	16d	1	0.33mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	2d	1	0.35mi
268 Goliad Dr New Braunfels, TX	3.0	2.0	1668	$1,845	$1.11	2d	1	0.35mi
1041 Lauren St New Braunfels, TX	4.0	2.0	1776	$1,995	$1.12	23d	1	0.36mi
227 Eagle Pass Dr New Braunfels, TX	3.0	2.5	1503	$1,825	$1.21	43d	1	0.39mi
237 Val Verde Dr New Braunfels, TX	3.0	2.0	1562	$1,696	$1.09	20d	1	0.42mi
2172 Bentwood Dr New Braunfels, TX	3.0	2.0	1542	$1,800	$1.17	43d	1	0.52mi
2126 Flintshire Dr New Braunfels, TX	4.0	3.0	2352	$2,300	$0.98	43d	1	0.52mi
2169 Hazelwood New Braunfels, TX	4.0	2.5	2216	$2,300	$1.04	4d	1	0.53mi
154 Citori Path New Braunfels, TX	4.0	2.5	2235	$2,300	$1.03	17d	1	0.55mi
2667 Hunt St New Braunfels, TX	4.0	2.5	2085	$1,900	$0.91	21d	1	0.56mi
2064 Dove Crossing Dr New Braunfels, TX	4.0	2.0	1968	$1,850	$0.94	3d	1	0.58mi
2271 Garden Sun Pl New Braunfels, TX	4.0	2.0	2055	$2,200	$1.07	12d	1	0.62mi
2062 N Ranch Estates Blvd New Braunfels, TX	3.0	2.0	1346	$1,775	$1.32	23d	1	0.63mi
322 Franchi Way New Braunfels, TX	3.0	2.0	1633	$1,750	$1.07	2d	1	0.65mi
330 Franchi Way New Braunfels, TX	3.0	2.0	1233	$1,800	$1.46	23d	1	0.67mi
2040 Warwick Pl New Braunfels, TX	3.0	2.0	2036	$2,100	$1.03	23d	1	0.68mi
1614 Sun Canyon Blvd New Braunfels, TX	3.0	2.5	2152	$2,200	$1.02	23d	1	0.79mi
2373 Brittany Grace New Braunfels, TX	3.0	2.0	1726	$1,795	$1.04	23d	1	0.86mi
2321 Brittany Grace New Braunfels, TX	3.0	3.0	1641	$2,095	$1.28	4d	1	0.86mi
646 Ridge Lawn Dr New Braunfels, TX	3.0	2.0	1882	$1,950	$1.04	23d	1	0.87mi
1648 Sunfire Cir New Braunfels, TX	3.0	2.0	1299	$1,850	$1.42	43d	1	0.90mi
1611 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1779	$1,995	$1.12	4d	1	0.91mi
2575 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,499	$1.09	43d	1	0.91mi
2562 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	4d	1	0.95mi
2564 Pahmeyer Rd New Braunfels, TX	3.0	2.0	1370	$1,320	$0.96	4d	1	0.96mi
404 Moscato Rd New Braunfels, TX	3.0	2.0	1404	$1,589	$1.13	43d	1	0.98mi
1632 Sunnycrest Cir New Braunfels, TX	3.0	2.0	1371	$1,625	$1.19	17d	1	0.98mi
413 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,750	$1.25	4d	1	1.00mi
315 Moscato Rd New Braunfels, TX	3.0	2.0	1402	$1,595	$1.14	43d	1	1.00mi
311 Moscato Rd New Braunfels, TX	4.0	2.0	1575	$1,995	$1.27	12d	1	1.00mi
1898 Baron Dr New Braunfels, TX	3.0	2.0	1593	$1,950	$1.22	43d	1	1.01mi
508 Havarti Way New Braunfels, TX	3.0	2.0	1340	$1,695	$1.26	16d	1	1.03mi
544 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,699	$1.21	43d	1	1.04mi
529 Havarti Way New Braunfels, TX	3.0	2.0	1402	$1,800	$1.28	43d	1	1.06mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	2d	1	1.08mi
2569 McCrae New Braunfels, TX	4.0	2.0	1888	$1,995	$1.06	3d	1	1.08mi
2842 Ridge Berry Rd New Braunfels, TX	3.0	2.0	1586	$2,300	$1.45	23d	1	1.08mi
2028 Rueben Rd New Braunfels, TX	3.0	2.5	1380	$1,595	$1.16	3d	1	1.10mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: electricpool

Listing history 39 events

1. 2026-06-18
   days on market $249,900 Active 108 DOM
2. 2026-06-17
   days on market $249,900 Active 107 DOM
3. 2026-06-16
   days on market $249,900 Active 106 DOM
4. 2026-06-15
   days on market $249,900 Active 105 DOM
5. 2026-06-13
   days on market $249,900 Active 103 DOM
6. 2026-06-09
   days on market $249,900 Active 99 DOM
7. 2026-06-08
   days on market $249,900 Active 98 DOM
8. 2026-06-07
   days on market $249,900 Active 97 DOM
9. 2026-06-04
   days on market $249,900 Active 94 DOM
10. 2026-06-03
    days on market $249,900 Active 93 DOM
11. 2026-06-02
    days on market $249,900 Active 92 DOM
12. 2026-06-02
    days on market $249,900 Active 91 DOM
13. 2026-05-31
    days on market $249,900 Active 90 DOM
14. 2026-05-08
    status Active 1454-char remark

    Show marketing remark (1460 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

15. 2026-05-08
    status Active 1460-char remark

    Show marketing remark (1460 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

16. 2026-05-05
    historical Active Under Contract 1460-char remark

    Show marketing remark (1454 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

17. 2026-05-05
    historical Active Under Contract 1454-char remark

    Show marketing remark (1454 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

18. 2026-04-27
    price $249,900 1454-char remark

    Show marketing remark (1460 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

19. 2026-04-27
    price $249,900 1460-char remark

    Show marketing remark (1460 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

20. 2026-03-27
    price $269,900 1460-char remark

    Show marketing remark (1454 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

21. 2026-03-27
    price $269,900 1454-char remark

    Show marketing remark (1454 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

22. 2026-03-02
    listed $285,000 Active 1454-char remark

    Show marketing remark (1454 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

23. 2026-02-28
    listed $285,000 Active 1460-char remark

    Show marketing remark (1460 chars)

    Welcome to 2434 Duval Dr in the Dove Crossing Community! Located on a quiet street just around the corner from the community pool and amenity center this traditional one-story, 3-bedroom, 2 bath home boasts tall ceilings and an open floorplan. The foyer features upgraded lighting, decorator's nook, and flows into the huge living/dining area that boasts a built-in entertainment hutch, breakfast bar, and window nook perfect for enjoying the natural light. The spacious kitchen is just off of the dining area with tons of storage, pantry, built-in office nook, and plenty of room for a table or center island. The living space features a wire free set-up for electronics and highlights the sliding glass door to the covered back patio for entertaining. The oversized primary bedroom is located in the back of the home for maximum privacy and features recessed lighting and a ceiling fan. The spacious ensuite bathroom provides a walk-in shower, dual vanities, and huge walk-in closet. Plenty of light and closet space in both secondary bedrooms with shared bathroom and convenient to the laundry room for easy organizing and additional storage. The garage is equipped with built-in cabinets, electrical outlets, workbench and ready to be your man cave or she shed! Dove Crossing is minutes from everything New Braunfels including Fischer Park, the Downtown Historic District, the Comal and Guadalupe rivers, and Gruene Hall! Schedule your showing today!

24. 2019-05-23
    soldstatus
25. 2019-05-22
    soldstatus Sold
26. 2019-04-29
    historical
27. 2019-04-29
    status Pending
28. 2019-04-16
    historical Active Option
29. 2019-04-16
    status Pending with Option
30. 2019-04-11
    price $212,000
31. 2019-04-11
    price $212,000
32. 2019-01-24
    listed $215,000 Active
33. 2019-01-24
    listed $215,000 New
34. 2013-07-22
    soldstatus
35. 2013-07-18
    soldstatus
36. 2013-07-18
    soldstatus $150,000
37. 2013-05-28
    historical
38. 2013-05-06
    listed $154,000
39. 2013-05-06
    listed $154,000

ⓘ 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: $4,599 · $383/mo
• Projected year-2 tax: $4,599 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $23,289
• − Mortgage interest: −$13,998
• − Property taxes: −$4,599
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$300
• − Depreciation: −$7,270
• Taxable loss: −$7,854
• Est. tax savings @ 24.0%: +$1,885
• After-tax cash flow: $-1,591/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

+62.3% since first listed

26 events — show timeline

• 2026-05-08 Relisted — Unlock MLS
• 2026-05-08 Relisted — CTXMLS
• 2026-05-05 Contingent — CTXMLS
• 2026-05-05 Contingent — Unlock MLS
• 2026-04-27 Price Changed $249,900 Unlock MLS
• 2026-04-27 Price Changed $249,900 CTXMLS
• 2026-03-27 Price Changed $269,900 CTXMLS
• 2026-03-27 Price Changed $269,900 Unlock MLS
• 2026-03-02 Listed $285,000 Unlock MLS
• 2026-02-28 Listed $285,000 CTXMLS
• 2019-05-23 Sold (Public Records) — Public Records
• 2019-05-22 Sold (MLS) — LERA
• 2019-04-29 Listing Removed — CTXMLS
• 2019-04-29 Pending — LERA
• 2019-04-16 Contingent — LERA
• 2019-04-16 Pending — CTXMLS
• 2019-04-11 Price Changed $212,000 LERA
• 2019-04-11 Price Changed $212,000 CTXMLS
• 2019-01-24 Listed $215,000 CTXMLS
• 2019-01-24 Listed $215,000 LERA
• 2013-07-22 Sold (Public Records) — Public Records
• 2013-07-18 Sold (MLS) — LERA
• 2013-07-18 Sold (MLS) $150,000 CTXMLS
• 2013-05-28 Listing Removed — LERA
• 2013-05-06 Listed $154,000 LERA
• 2013-05-06 Listed $154,000 CTXMLS

Property tax history

+1.3%/yr

Latest (2026): $4,599 · -7.1% YoY. Source: county tax records.