1054 Morelos · Seguin, TX 78155

$135,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 30 Days on market

Built 1950 5,749 sqft lot Est $155k · 13% under

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Why this score? — see what drove the C- 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).

• Cash flow +16.9/30.0
• ARV discount +13.2/15.0
• DSCR +5.3/10.0
• 1% rule +3.7/10.0
• 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 MLS

Nestled on a private lot, this beautifully rebuilt 2-bedroom, 1-bath home was taken down to the studs and thoughtfully renovated with new roof, windows, electrical, plumbing, flooring, paint, and more. The kitchen features granite countertops, abundant cabinet space, and a fresh modern feel. The stylish bathroom showcases classic subway tile and thoughtful designer touches throughout. Conveniently located near the university with quick access to I-10. The oversized covered carport is perfect for parking, entertaining, or weekend BBQs with friends and neighbors.

Key facts

• Private lot
• New plumbing
• New flooring

Tags

• PRIVATE LOT
• NEW ROOF
• NEW WINDOWS
• NEW ELECTRICAL
• NEW PLUMBING
• NEW FLOORING

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Subdivision: SEGUIN NEIGHBORHOOD 03 (legal name: APACHE); Recent rehab

Exterior

• Parking: Carport (main level, approximately 27 x 11)
• Utilities: Water system; Sewer system; Electric service
• Home design: Pre-owned single-family style; Metal roof; Wood exterior; Approximate age: 76 years
• Construction: Wood construction; Metal roofing
• Exterior features: Street paved with curbs and streetlights

Interior

• Kitchen: Stove/Range; Eat-in layout
• Bedrooms: Master bedroom on lower level with ceiling fan (10 x 10); Second bedroom (10 x 9)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Electric heat; Window-unit heating; One window air conditioner
• Interior features: Ceiling fans; Smoke alarm; Attic (access only); Cable TV available; High-speed internet; Eat-in kitchen; One living area
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $117k (13.3% below list).
• Recommended offer: $117k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Mcqueeney El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 314 students, 84% FRL); Briesemeister Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 725 students, 77% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 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 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,079 (13.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
556 AVENUE C Avenue C	0.69mi	2/1.0	580 (+4%)	9mo	$160,000	$276	54
806 San Antonio Ave	0.65mi	2/1.0	600 (+7%)	15mo	$150,000	$250	46

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-17,379
• Equity at exit: $20,129

10-year hold

• IRR: -5.3%
• Equity multiple: 0.67×
• Total profit: $-12,526
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $89

Break-even live

Break-even rent $1,058

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $165	-5% $127	+0% $89	+5% $51	+10% $12
Rent	-10% $-4	-5% $43	+0% $89	+5% $135	+10% $181
Rate	-1.0pp $157	-0.5pp $123	base $89	+0.5pp $54	+1.0pp $18

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,108	$1.16	21d	5	1.09mi
2551 N Guadalupe St Apt 2209 Seguin, TX	1.0	1.0	648	$937	$1.45	6d	1	1.09mi
2551 N Guadalupe St Unit 2109 Seguin, TX	1.0	1.0	648	$937	$1.45	45d	1	1.09mi
519 E Pine St Seguin, TX	2.0	1.0	672	$1,150	$1.71	4d	1	1.31mi

Listing history 18 events

1. 2026-06-16
   statusdays on market $135,000 Pending 30 DOM
2. 2026-06-13
   statusdays on market $135,000 Active Option 28 DOM
3. 2026-06-09
   days on market $135,000 Active 24 DOM
4. 2026-06-08
   days on market $135,000 Active 23 DOM
5. 2026-06-07
   days on market $135,000 Active 22 DOM
6. 2026-06-04
   days on market $135,000 Active 19 DOM
7. 2026-06-03
   days on market $135,000 Active 18 DOM
8. 2026-06-02
   days on market $135,000 Active 17 DOM
9. 2026-06-01
   days on market $135,000 Active 16 DOM
10. 2026-05-31
    days on market $135,000 Active 15 DOM
11. 2026-05-16
    listed $135,000 New

    Show marketing remark (567 chars)

    Nestled on a private lot, this beautifully rebuilt 2-bedroom, 1-bath home was taken down to the studs and thoughtfully renovated with new roof, windows, electrical, plumbing, flooring, paint, and more. The kitchen features granite countertops, abundant cabinet space, and a fresh modern feel. The stylish bathroom showcases classic subway tile and thoughtful designer touches throughout. Conveniently located near the university with quick access to I-10. The oversized covered carport is perfect for parking, entertaining, or weekend BBQs with friends and neighbors.

12. 2026-05-16
    listed $135,000 Active 567-char remark

    Show marketing remark (567 chars)

    Nestled on a private lot, this beautifully rebuilt 2-bedroom, 1-bath home was taken down to the studs and thoughtfully renovated with new roof, windows, electrical, plumbing, flooring, paint, and more. The kitchen features granite countertops, abundant cabinet space, and a fresh modern feel. The stylish bathroom showcases classic subway tile and thoughtful designer touches throughout. Conveniently located near the university with quick access to I-10. The oversized covered carport is perfect for parking, entertaining, or weekend BBQs with friends and neighbors.

13. 2024-09-10
    status Pending
14. 2024-09-09
    soldstatus
15. 2024-08-28
    historical Active Under Contract
16. 2024-08-19
    price $50,000
17. 2024-07-01
    listed $65,000 Active
18. 1997-04-15
    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: $862 · $72/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,608/yr (+$134/mo · 186.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $14,049
• − Mortgage interest: −$7,562
• − Property taxes: −$862
• − Insurance: −$675
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,927
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,360/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

+107.7% since first listed

8 events — show timeline

• 2026-05-16 Listed $135,000 LERA
• 2026-05-16 Listed $135,000 CTXMLS
• 2024-09-10 Pending — CTXMLS
• 2024-09-09 Sold (Public Records) — Public Records
• 2024-08-28 Contingent — CTXMLS
• 2024-08-19 Price Changed $50,000 CTXMLS
• 2024-07-01 Listed $65,000 CTXMLS
• 1997-04-15 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2026): $862 · -30.9% YoY. Source: county tax records.