222 N Vaughan Ave · Seguin, TX 78155

$79,900

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 20 Days on market

Built 1948 0.26 ac lot Est $150k · 47% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

Key facts

• High growth area
• Partial fencing
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• PARTIAL FENCING
• QUIET ESTABLISHED NEIGHBORHOOD
• SINGLE STORY
• HIGH GROWTH AREA

Property features AI

Exterior

• Parking: Detached carport; Space for 2 vehicles; Has a carport
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces north; Slab foundation
• Construction: Cement siding construction; Shingle roof; Year built per public records
• Exterior features: Side porch; Shed(s); Back yard with chain link and wood fencing; Medium-size trees on lot; Has a view; Property listed as tear down / value in land

Interior

• Bedrooms: One main-level bedroom
• Flooring: Concrete
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Concrete flooring; No additional interior features listed
• Laundry & utility: Laundry area located outside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Oralia R Rodriguez El (math 28% / reading 30%, grade F, #2,668 of 4,322 statewide, top 63%, 475 students, 83% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.65% ✓
• Cap rate: 12.85%
• Cash-on-cash: 23.43%
• DSCR: 2.04
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $149,688
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Salinas	0.34mi	1/1.0 (-1)	800 (+1%)	1mo	$135,000	$169	77
711 Mitchell	0.51mi	2/1.0	805 (+2%)	5mo	$164,000	$204	69
715 Mitchell	0.51mi	2/1.0	805 (+2%)	11mo	$174,000	$216	64
410 Short Ave	0.36mi	2/1.0	768 (-3%)	22mo	$130,000	$169	60
618 S Saunders St	0.63mi	2/1.0	834 (+5%)	3mo	$185,000	$222	59
411 Legette	0.48mi	2/1.0	698 (-12%)	3mo	$129,700	$186	56
707 Mitchell Ave	0.52mi	2/1.0	765 (-3%)	20mo	$164,900	$216	54
764 Boenig	0.56mi	2/1.0	866 (+9%)	11mo	$164,000	$189	49
754 Baker	0.38mi	2/1.0	880 (+11%)	19mo	$157,000	$178	48
804 N Guadalupe St	0.67mi	2/1.0	840 (+6%)	19mo	$150,000	$179	43

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: 15.4%
• Equity multiple: 1.61×
• Total profit: $13,669
• Equity at exit: $11,913

10-year hold

• IRR: 23.3%
• Equity multiple: 2.92×
• Total profit: $42,865
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$419
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $437

Break-even live

Break-even rent $767

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $482	-5% $460	+0% $437	+5% $414	+10% $392
Rent	-10% $333	-5% $385	+0% $437	+5% $489	+10% $541
Rate	-1.0pp $477	-0.5pp $457	base $437	+0.5pp $416	+1.0pp $395

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 San Antonio Ave Seguin, TX	2.0	1.0	1020	$1,100	$1.08	45d	1	0.44mi
402 Trefger St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	25d	1	0.47mi
415 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	16d	1	0.51mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	23d	1	0.56mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	22d	1	0.56mi
404 W Walnut St Seguin, TX	2.0	1.0	996	$1,550	$1.56	45d	1	0.61mi
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	14d	1	0.71mi
300 N Milam St Seguin, TX	1.0	1.0	700	$950	$1.36	45d	1	1.00mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	25d	1	1.04mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	18d	1	1.08mi
809 Leissner St Seguin, TX	2.0	1.0	1020	$1,175	$1.15	25d	1	1.12mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	25d	1	1.13mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	16d	1	1.13mi
1701 N Guadalupe St Seguin, TX	3.0	2.0	1028	$1,414	$1.38	0d	1	1.25mi
519 E Pine St Seguin, TX	2.0	1.0	672	$1,150	$1.71	4d	1	1.33mi
1601 Hays St Seguin, TX	3.0	2.0	1090	$1,225	$1.12	0d	1	1.37mi
527 Elley St Seguin, TX	3.0	3.0	1090	$1,325	$1.22	25d	1	1.40mi

Listing history 13 events

1. 2026-06-04
   status $79,900 Pending 20 DOM
2. 2026-06-03
   days on market $79,900 Active 20 DOM
3. 2026-06-02
   days on market $79,900 Active 19 DOM
4. 2026-06-01
   days on market $79,900 Active 18 DOM
5. 2026-05-31
   days on market $79,900 Active 17 DOM
6. 2019-07-18
   soldstatus Sold 152-char remark

   Show marketing remark (152 chars)

   Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

7. 2019-07-02
   historical

   Show marketing remark (152 chars)

   Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

8. 2019-07-02
   status Pending 152-char remark

   Show marketing remark (152 chars)

   Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

9. 2019-06-15
   historical Active Take Backups
10. 2019-06-14
    historical Active Option 152-char remark

    Show marketing remark (152 chars)

    Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

11. 2019-05-28
    listed $59,000 New 152-char remark

    Show marketing remark (152 chars)

    Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

12. 2019-05-28
    listed $59,000 Active

    Show marketing remark (152 chars)

    Location and possibilities galore! This handyman special sits just blocks from Texas Lutheran University and just minutes from historic downtown Seguin.

13. 1990-01-26
    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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 1/10 Low
• 🌡 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: $15,842
• − Mortgage interest: −$4,476
• − Property taxes: −$1,845
• − Insurance: −$400
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,324
• Taxable income: $4,263
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,220/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

+0.0% since first listed

8 events — show timeline

• 2019-07-18 Sold (MLS) — LERA
• 2019-07-02 Listing Removed — CTXMLS
• 2019-07-02 Pending — LERA
• 2019-06-15 Contingent — CTXMLS
• 2019-06-14 Contingent — LERA
• 2019-05-28 Listed $59,000 LERA
• 2019-05-28 Listed $59,000 CTXMLS
• 1990-01-26 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2026): $1,845 · -3.9% YoY. Source: county tax records.