808 W Boundary St · Giddings, TX 78942

$74,999

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 43 Days on market

Built 1954 5,750 sqft lot $92/sqft · 49% below area Est $147k · 49% under ↓ 12% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

Key facts

• Convenient access
• Full renovation
• Local parks

Tags

• FULL RENOVATION
• CONVENIENT ACCESS
• LOCAL PARKS

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single-family residence; 1 story
• Exterior features: 0.13-acre lot; Public water and sewer available; Electricity available

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.5% in Giddings — 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 64/100 on livability (#751 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Giddings ISD (rural): math 45% / reading 45% proficiency, ranked #270 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $147,269
• List price: $74,999
• Delta: -49.07%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 N Polk St	0.72mi	2/1.0	811 (-1%)	11mo	$179,000	$221	56
353 E Houston St	0.74mi	2/1.0	821 (+1%)	14mo	$150,000	$183	53
207 S Waco St	0.67mi	1/1.0 (-1)	706 (-14%)	3mo	$89,000	$126	39
555 W Hempstead St	0.64mi	2/1.0	910 (+12%)	16mo	$150,000	$165	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $8,805
• Equity at exit: $11,183

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $34,738
• Equity at exit: $6,485

Cash invested: $21,000 (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 78942

• Home prices YoY: -17.2%
• Active inventory: 91
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $329

Break-even live

Break-even rent $684

Max offer price $74,999

Occupancy floor 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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $74,999 Active 43 DOM
2. 2026-06-17
   days on market $74,999 Active 42 DOM
3. 2026-06-16
   days on market $74,999 Active 41 DOM
4. 2026-06-15
   days on market $74,999 Active 40 DOM
5. 2026-06-13
   days on market $74,999 Active 38 DOM
6. 2026-06-12
   days on market $74,999 Active 37 DOM
7. 2026-06-09
   days on market $74,999 Active 34 DOM
8. 2026-06-08
   days on market $74,999 Active 33 DOM
9. 2026-06-08
   days on market $74,999 Active 32 DOM
10. 2026-06-04
    price $74,999 Active 28 DOM
11. 2026-06-03
    days on market $79,000 Active 28 DOM
12. 2026-06-02
    days on market $79,000 Active 27 DOM
13. 2026-06-01
    days on market $79,000 Active 26 DOM
14. 2026-05-31
    days on market $79,000 Active 25 DOM
15. 2026-05-06
    listed $79,000 Active 666-char remark
16. 2025-10-03
    soldstatus
17. 2025-09-30
    soldstatus Closed 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

18. 2025-09-30
    soldstatus Closed

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

19. 2025-07-31
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

20. 2025-07-31
    status Pending

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

21. 2025-06-23
    price $60,000

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

22. 2025-06-23
    price $60,000 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

23. 2025-05-13
    price $65,000

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

24. 2025-05-13
    price $65,000 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

25. 2025-04-13
    price $75,000

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

26. 2025-04-12
    price $75,000 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

27. 2024-12-10
    listed $85,000 Active 319-char remark

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

28. 2024-12-10
    listed $85,000 Active

    Show marketing remark (319 chars)

    Great investment opportunity in Giddings, TX! this 2 bed 2 bath home is located in close proximaty to the park and other town amenities. This home has the bones and needs someone to bring the charm back into it. Being sold as is. Property lines extend to tree on the left side of the property not just what is gated in.

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $13,201
• − Mortgage interest: −$4,201
• − Property taxes: −$1,391
• − Insurance: −$375
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,182
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,237/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: Giddings ISD
• NCES district ID: 4820640
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $46,580
• Composite: 38.32/100
• National rank: #4226
• State rank: #270 of 826 in TX

Livability — Giddings

• Score: 64/100
• State rank: #751
• US rank: #13837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Giddings, TX
• Population (ZIP): 9,858

Population outlook (Lee County) Hauer SSP2

• Today (2025): 17,796 people
• By 2030: 18,082 · +1.6%
• By 2040: 18,377 · +3.3%
• By 2050: 17,950 · +0.9%
• By 2075: 16,005 · -10.1%
• By 2100: 13,413 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 12% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 2% Romanian 2% Portuguese 2%
• Foreign-born: 10% · Canada
• Languages at home: 73% English-only · Spanish 26% German/W. Germanic 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -24.2pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+55.7 2016: R+55.6 2012: R+46.3 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.66%
• Current HPI: 205.1633
• Rent YoY: —
• Metro: —
• 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

-11.8% since first listed

15 events — show timeline

• 2026-06-03 Price Changed $74,999 BCSRMLS
• 2026-05-06 Listed $79,000 BCSRMLS
• 2025-10-03 Sold (Public Records) — Public Records
• 2025-09-30 Sold (MLS) — HARMLS
• 2025-09-30 Sold (MLS) — BCSRMLS
• 2025-07-31 Pending — BCSRMLS
• 2025-07-31 Pending — HARMLS
• 2025-06-23 Price Changed $60,000 HARMLS
• 2025-06-23 Price Changed $60,000 BCSRMLS
• 2025-05-13 Price Changed $65,000 HARMLS
• 2025-05-13 Price Changed $65,000 BCSRMLS
• 2025-04-13 Price Changed $75,000 HARMLS
• 2025-04-12 Price Changed $75,000 BCSRMLS
• 2024-12-10 Listed $85,000 HARMLS
• 2024-12-10 Listed $85,000 BCSRMLS

Property tax history

+8.3%/yr

Latest (2025): $1,391 · +14.9% YoY. Source: county tax records.