304 W Nevada St · Seymour, TX 76380

$64,380

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 256 Days on market

Built 1929 $54/sqft · 34% below area Est $97k · 34% under

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Why this score? — see what drove the A 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
• Appreciation +8.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE N COZY! Now priced to go!

Key facts

• Low-maintenance yard
• Prime location
• Walkable lifestyle

Tags

• LOW-MAINTENANCE YARD
• STEPS FROM LOCAL SHOPS
• WALKABLE LIFESTYLE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.5% in Seymour — 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 74/100 on livability (#191 in TX, #4,884 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Seymour ISD (rural): math 55% / reading 46% proficiency, ranked #195 of 826 in TX (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seymour El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 277 students, 65% FRL); Seymour Middle (math 52% / reading 47%, grade C, #356 of 1,662 statewide, top 23%, 190 students, 64% FRL); Seymour H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 177 students, 54% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($445 loan paydown + $5k appreciation (7.2% local appreciation)).
• Baylor County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $22k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,654 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $97,018
• List price: $64,380
• Delta: -33.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 W Morris St	0.29mi	2/1.0	1,209 (+1%)	2mo	$115,000	$95	84
611 N Stratton St	0.47mi	2/1.0	1,232 (+3%)	1mo	$74,900	$61	72
400 N Tackitt St	0.42mi	2/2.0	1,282 (+7%)	2mo	$105,000	$82	63
201 W Belknap St	0.61mi	2/1.5	1,225 (+2%)	3mo	$115,000	$94	63
510 W Custer St	0.32mi	2/1.0	1,216 (+1%)	24mo	$149,900	$123	63
411 N River St	0.25mi	2/1.0	1,028 (-14%)	2mo	$135,000	$131	63
703 W Nevada St	0.27mi	2/1.0	1,041 (-13%)	5mo	$119,500	$115	61
710 N Cedar St	0.20mi	3/2.0 (+1)	1,104 (-8%)	14mo	$89,900	$81	56
603 W Mclain St	0.38mi	3/2.0 (+1)	1,333 (+11%)	2mo	$139,000	$104	53
305 S Donald St	0.49mi	2/1.0	1,128 (-6%)	23mo	$70,500	$63	48
604 S Cedar St	0.68mi	3/1.5 (+1)	1,063 (-11%)	1mo	$125,000	$118	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 3.52×
• Total profit: $45,463
• Equity at exit: $45,551

10-year hold

• IRR: 33.4%
• Equity multiple: 7.41×
• Total profit: $115,592
• Equity at exit: $87,389

Cash invested: $18,026 (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 76380

• Home prices YoY: 5.8%
• Active inventory: 50
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $347

Break-even live

Break-even rent $577

Max offer price $64,380

Occupancy floor 61%

Sensitivity live

Price	-10% $383	-5% $365	+0% $347	+5% $328	+10% $310
Rent	-10% $266	-5% $307	+0% $347	+5% $387	+10% $427
Rate	-1.0pp $379	-0.5pp $363	base $347	+0.5pp $330	+1.0pp $313

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: $16,095
• Closing costs: $1,931
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $64,380 Active 256 DOM
2. 2026-06-21
   days on market $64,380 Active 255 DOM
3. 2026-06-18
   days on market $64,380 Active 253 DOM
4. 2026-06-17
   days on market $64,380 Active 252 DOM
5. 2026-06-16
   days on market $64,380 Active 251 DOM
6. 2026-06-15
   days on market $64,380 Active 250 DOM
7. 2026-06-15
   days on market $64,380 Active 249 DOM
8. 2026-06-13
   days on market $64,380 Active 248 DOM
9. 2026-06-12
   days on market $64,380 Active 247 DOM
10. 2026-06-09
    days on market $64,380 Active 244 DOM
11. 2026-06-08
    days on market $64,380 Active 243 DOM
12. 2026-06-08
    days on market $64,380 Active 242 DOM
13. 2026-06-07
    days on market $64,380 Active 241 DOM
14. 2026-06-03
    days on market $64,380 Active 238 DOM
15. 2026-06-02
    days on market $64,380 Active 237 DOM
16. 2026-06-01
    days on market $64,380 Active 236 DOM
17. 2026-05-31
    days on market $64,380 Active 235 DOM
18. 2026-03-16
    price $75,000 31-char remark

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

19. 2026-02-18
    price $79,900 31-char remark

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

20. 2026-02-18
    historical

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

21. 2025-11-20
    price $83,500
22. 2025-11-19
    price $83,500 31-char remark

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

23. 2025-11-03
    price $88,000

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

24. 2025-11-03
    price $86,700

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

25. 2025-11-03
    price $88,000 31-char remark

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

26. 2025-10-08
    listed $87,600 Active

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

27. 2025-10-08
    listed $86,700 Active 31-char remark

    Show marketing remark (31 chars)

    CUTE N COZY! Now priced to go!

28. 2024-11-08
    soldstatus
29. 2024-11-07
    soldstatus Closed
30. 2024-10-22
    status Pending
31. 2024-08-27
    listed $37,500 Active

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$79/yr (+$7/mo · 7.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,192
• − Mortgage interest: −$3,606
• − Property taxes: −$1,099
• − Insurance: −$322
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,873
• Taxable income: $3,342
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,358/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: Seymour ISD
• NCES district ID: 4839780
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $36,292
• Composite: 41.94/100
• National rank: #3353
• State rank: #195 of 826 in TX

Livability — Seymour

• Score: 74/100
• State rank: #191
• US rank: #4884

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, TX
• Population (ZIP): 3,484

Population outlook (Baylor County) Hauer SSP2

• Today (2025): 3,534 people
• By 2030: 3,462 · -2.0%
• By 2040: 3,321 · -6.0%
• By 2050: 3,209 · -9.2%
• By 2075: 3,093 · -12.5%
• By 2100: 2,597 · -26.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Asian/Pacific 1%

Political lean MEDSL · Baylor

• 2024 margin: Solid R (+77.1) · D 11.0% · R 88.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -54.5pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.0 2016: R+72.1 2012: R+64.7 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 131.3235
• 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

+100.0% since first listed

14 events — show timeline

• 2026-03-16 Price Changed $75,000 WFAOR
• 2026-02-18 Price Changed $79,900 WFAOR
• 2026-02-18 Listing Removed — NTREIS
• 2025-11-20 Price Changed $83,500 NTREIS
• 2025-11-19 Price Changed $83,500 WFAOR
• 2025-11-03 Price Changed $88,000 NTREIS
• 2025-11-03 Price Changed $86,700 NTREIS
• 2025-11-03 Price Changed $88,000 WFAOR
• 2025-10-08 Listed $86,700 WFAOR
• 2025-10-08 Listed $87,600 NTREIS
• 2024-11-08 Sold (Public Records) — Public Records
• 2024-11-07 Sold (MLS) — NTREIS
• 2024-10-22 Pending — NTREIS
• 2024-08-27 Listed $37,500 NTREIS

Property tax history

+11.9%/yr

Latest (2025): $1,099 · +115.5% YoY. Source: county tax records.