219 Lopez · Seguin, TX 78155

$149,900

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 16 Days on market

Built 2006 5,183 sqft lot Est $176k · 15% 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 +14.1/15.0
• Cash flow +13.8/30.0
• 1% rule +4.7/10.0
• DSCR +4.2/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering this home below tax assessed value-an excellent opportunity for buyers! This well-designed modular home features a spacious open-concept layout with a large kitchen that flows seamlessly into an inviting family room, perfect for entertaining or everyday living. The split-bedroom floor plan offers added privacy, with 3 generously sized bedrooms and 2 full bathrooms. Recent improvements include a new roof and range providing peace of mind for years to come. Outside, you'll find a partially fenced yard and a storage building, ideal for extra space and functionality. Convenient, affordable, and full of potential-don't miss your chance to make this home yours!

Key facts

• Inviting family room
• Storage building
• Large kitchen

Tags

• OPEN-CONCEPT LAYOUT
• LARGE KITCHEN
• INVITING FAMILY ROOM
• SPLIT-BEDROOM FLOOR PLAN
• NEW ROOF
• STORAGE BUILDING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Subdivision: RIVER; Neighborhood amenities: Other (see remarks)

Exterior

• Parking:
• Security:
• Utilities: City water and sewer
• Home design: Pre-owned single-family residence; Approximate age: 20 years; Composition roof
• Construction: Siding construction; Composition roof
• Exterior features: Siding exterior

Interior

• Kitchen: Stove/Range; Microwave; Refrigerator; Dishwasher; Kitchen dimensions approximately 12 x 11
• Bedrooms: Master bedroom with walk-in closet and full bath; Second bedroom (12 x 11); Third bedroom (12 x 10); Master bedroom dimensions approximately 13 x 13
• Flooring: Carpeting; Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower, double vanity, and garden tub; Master bath dimensions approximately 10 x 9; Second bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Open floor plan; Separate dining room; 1 living area; Walk-in closets; Laundry room (main level); Utility room inside; All window coverings remain; Smoke alarm
• Laundry & utility: Washer and dryer included; Laundry on main level; Utility room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $14 ($162/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.1% below list).
• Recommended offer: $145k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.7% in Seguin — 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 66/100 on livability (#592 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Seguin ISD (town): math 26% / reading 30% proficiency, ranked #663 of 826 in TX (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jefferson Ave El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 386 students, 87% FRL); Jim Barnes Middle (math 24% / reading 25%, grade F, #1,279 of 1,662 statewide, top 78%, 797 students, 75% FRL); Seguin H S (math 24% / reading 43%, grade F, #1,011 of 1,632 statewide, top 63%, 2,101 students, 71% FRL).
• Market conditions: Rents rising (+2.0%/yr); 1377 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,191 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $175,644
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Adams St	0.34mi	3/2.0	1,446 (+1%)	5mo	$178,000	$123	78
218 E Shelby	0.09mi	3/1.0	1,360 (-5%)	9mo	$79,900	$59	77
615 S Camp St	0.19mi	3/2.0	1,500 (+5%)	8mo	$279,999	$187	76
815 Pecan	0.28mi	3/1.0	1,376 (-4%)	3mo	$160,000	$116	74
757 Koepp St	0.20mi	4/2.0 (+1)	1,492 (+4%)	16mo	$89,900	$60	65
—	0.44mi	3/2.0	1,569 (+10%)	2mo	$120,000	$76	62
415 Elm	0.73mi	3/2.0	1,356 (-5%)	4mo	$150,000	$111	54
9191 Colonel Trl	0.44mi	3/2.0	1,266 (-11%)	11mo	$236,999	$187	52
343 Batey Rd	0.44mi	3/2.0	1,216 (-15%)	6mo	$289,000	$238	50
516 Tampico	0.63mi	3/2.0	1,258 (-12%)	6mo	$163,999	$130	46
710 Jefferson Ave	0.66mi	3/2.0	1,564 (+10%)	14mo	$249,900	$160	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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-24,737
• Equity at exit: $22,351

10-year hold

• IRR: -10.6%
• Equity multiple: 0.39×
• Total profit: $-25,692
• Equity at exit: $12,961

Cash invested: $41,972 (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 78155

• Rents YoY: 2.0%
• Active inventory: 1377
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$786
• Tax from tax record: −$285 /mo · $3,419/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $14

Break-even live

Break-even rent $1,435

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $98	-5% $56	+0% $14	+5% $-29	+10% $-71
Rent	-10% $-101	-5% $-44	+0% $14	+5% $71	+10% $128
Rate	-1.0pp $89	-0.5pp $52	base $14	+0.5pp $-25	+1.0pp $-65

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	14d	1	0.03mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	3d	1	0.04mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	0d	1	0.04mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,399	$1.08	0d	1	0.06mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	25d	1	0.07mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	18d	1	0.39mi
404 W Walnut St Seguin, TX	2.0	1.0	996	$1,550	$1.56	45d	1	0.67mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,530	$1.18	0d	1	0.74mi
809 Leissner St Seguin, TX	2.0	1.0	1020	$1,175	$1.15	25d	1	0.92mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	25d	1	1.02mi
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	45d	1	1.08mi
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	14d	1	1.10mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	6d	1	1.13mi
745 Harry Miller Pass Seguin, TX	1.0–3.0	1.0–2.5	1063	$1,950	$1.83	0d	40	1.22mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	45d	1	1.23mi
906 San Antonio Ave Seguin, TX	2.0	1.0	1020	$1,100	$1.08	45d	1	1.27mi
917 8th St Seguin, TX	3.0	2.0	1298	$1,349	$1.04	0d	1	1.28mi
402 Trefger St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	25d	1	1.30mi
415 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	16d	1	1.31mi
516 Hudson St Seguin, TX	3.0	2.0	1150	$1,450	$1.26	45d	1	1.32mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	22d	1	1.33mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	23d	1	1.33mi
1386 E Walnut St Seguin, TX	2.0	2.0	1107	$1,270	$1.15	45d	1	1.35mi
1400 E Walnut St Seguin, TX	1.0–3.0	1.0–2.0	1042	$1,669	$1.60	0d	9	1.38mi
1439 Barnes Dr Seguin, TX	3.0	1.0–2.0	801	$1,465	$1.83	0d	45	1.39mi
527 Elley St Seguin, TX	3.0	3.0	1090	$1,325	$1.22	25d	1	1.41mi
1512 Doncaster Dr Seguin, TX	3.0	2.0	1314	$1,695	$1.29	45d	1	1.42mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$1,150	$1.39	0d	5	1.50mi

Listing history 11 events

1. 2026-06-17
   status $149,900 Pending 16 DOM
2. 2026-06-17
   days on market $149,900 Active 16 DOM
3. 2026-06-16
   days on market $149,900 Active 15 DOM
4. 2026-06-13
   statusdays on market $149,900 Active 12 DOM
5. 2026-06-09
   days on market $149,900 New 8 DOM
6. 2026-06-08
   days on market $149,900 New 7 DOM
7. 2026-06-07
   days on market $149,900 New 6 DOM
8. 2026-06-04
   days on market $149,900 New 3 DOM
9. 2026-06-03
   days on market $149,900 New 2 DOM
10. 2026-06-02
    remarks 682-char remark
11. 2026-06-02
    listed $149,900 New 1 DOM

ⓘ 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: $3,419 · $285/mo
• Projected year-2 tax: $3,419 · $285/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 2/10 Low
• 🌡 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: $17,423
• − Mortgage interest: −$8,397
• − Property taxes: −$3,419
• − Insurance: −$750
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$4,361
• Taxable loss: −$2,291
• Est. tax savings @ 24.0%: +$550
• After-tax cash flow: $712/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: Seguin ISD
• NCES district ID: 4839690
• Math proficiency: 26% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $46,210
• Composite: 24.17/100
• National rank: #7738
• State rank: #663 of 826 in TX

Livability — Seguin

• Score: 66/100
• State rank: #592
• US rank: #11298

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seguin, TX
• County: Guadalupe County · 147,291 people
• City population: 55,600
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 55,600
• Household income: $71,039
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 1053.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 49% White 43% Two or more races 26% Black 5%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 24% 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: ▼ -147.43%
• Current HPI: 160.5435
• Rent YoY: ▲ 2.04%
• 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

+100.1% since first listed

11 events — show timeline

• 2026-06-01 Listed $149,900 LERA
• 2025-03-10 Listing Removed — CTXMLS
• 2025-03-04 Relisted — CTXMLS
• 2025-03-04 Price Changed $125,000 CTXMLS
• 2025-02-12 Contingent — CTXMLS
• 2025-01-16 Listed $159,000 CTXMLS
• 2019-03-05 Sold (Public Records) — Public Records
• 2019-01-16 Listed $92,185 CTXMLS
• 2015-08-28 Sold (MLS) — CTXMLS
• 2015-07-07 Listed $74,900 CTXMLS
• 2006-02-17 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2026): $3,419 · +10.0% YoY. Source: county tax records.