517 Center St · Marion, TX 78124

$159,000

3 bd · 1.0 ba · 1,366 sqft · SingleFamily · 58 Days on market

Built 1930 Fair condition 0.27 ac lot $116/sqft · 35% below area Est $246k · 35% under ↓ 32% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the charm and potential of this unique 1930s-era property, full of character and opportunity. This fixer-upper is ready for your vision, whether you're looking to restore its vintage charm as a residence or transform it into a thriving commercial space. With flexible zoning that allows for both residential and commercial use, the possibilities are endless—think cozy coffee shop, boutique office, or one-of-a-kind live/work space. Featuring classic architectural details reflective of its era, this property sits in a prime location with great visibility and accessibility. While it does need renovation, it offers a rare chance to create something truly special in a high-demand area. Investors, entrepreneurs, and creatives—don’t miss the opportunity to bring new life to this historic gem!

Key facts

• Flexible zoning
• Accessibility
• Prime location

Tags

• FLEXIBLE ZONING
• PRIME LOCATION
• GREAT VISIBILITY
• ACCESSIBILITY
• CLASSIC ARCHITECTURAL DETAILS

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• Financial info: Down payment resource not available
• HOA & community: Subdivision listed as OTHER

Exterior

• Utilities: City water/sewer
• Home design: Pre-owned wood exterior; Metal roof; Approximately 96 years old
• Construction: Wood exterior; Metal roof
• Exterior features: Chain-link and partial fencing

Interior

• Kitchen: Kitchen about 11 x 11
• Bedrooms: Master bedroom about 11 x 11; Bedroom 2 about 11 x 11; Bedroom 3 about 11 x 11
• Flooring: Linoleum flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Living area; Main-level laundry; All window coverings convey; Other master bedroom features (see remarks)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.8% in Marion — 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 (#614 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Marion ISD (suburban): math 44% / reading 47% proficiency, ranked #243 of 826 in TX (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 456 students, 36% FRL).
• Market conditions: 422 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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 58 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 7 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 1930 — 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $245,593
• List price: $159,000
• Delta: -35.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2760 Pioneer Rd	0.41mi	3/2.0	1,474 (+8%)	1mo	$250,000	$170	63
216 S Live Oak	0.40mi	2/1.0 (-1)	1,222 (-10%)	11mo	$199,950	$164	49
106 E Seguin St	0.46mi	3/2.0	1,266 (-7%)	17mo	$215,000	$170	48
222 Klein	0.56mi	2/1.0 (-1)	1,248 (-9%)	10mo	$287,500	$230	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,438
• Equity at exit: $23,707

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $10,717
• Equity at exit: $13,747

Cash invested: $44,520 (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 78124

• Active inventory: 422
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $240

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 81%

Sensitivity live

Price	-10% $350	-5% $295	+0% $240	+5% $185	+10% $130
Rent	-10% $106	-5% $173	+0% $240	+5% $307	+10% $374
Rate	-1.0pp $320	-0.5pp $281	base $240	+0.5pp $199	+1.0pp $157

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Schulz St Marion, TX	3.0	1.5	1109	$1,695	$1.53	5d	1	0.33mi

Listing history 32 events

1. 2026-06-21
   days on market $159,000 Active 58 DOM
2. 2026-06-18
   days on market $159,000 Active 55 DOM
3. 2026-06-17
   days on market $159,000 Active 54 DOM
4. 2026-06-16
   days on market $159,000 Active 53 DOM
5. 2026-06-15
   days on market $159,000 Active 52 DOM
6. 2026-06-13
   days on market $159,000 Active 50 DOM
7. 2026-06-13
   days on market $159,000 Active 49 DOM
8. 2026-06-09
   days on market $159,000 Active 46 DOM
9. 2026-06-08
   days on market $159,000 Active 45 DOM
10. 2026-06-07
    days on market $159,000 Active 44 DOM
11. 2026-06-04
    days on market $159,000 Active 41 DOM
12. 2026-06-03
    days on market $159,000 Active 40 DOM
13. 2026-06-02
    days on market $159,000 Active 39 DOM
14. 2026-06-01
    days on market $159,000 Active 38 DOM
15. 2026-05-31
    days on market $159,000 Active 37 DOM
16. 2026-04-24
    listed $159,000 New 804-char remark
17. 2026-04-23
    listed $159,000 Active 822-char remark

    Show marketing remark (822 chars)

    Step into the charm and potential of this unique 1930s-era property, full of character and opportunity. This fixer-upper is ready for your vision, whether you're looking to restore its vintage charm as a residence or transform it into a thriving commercial space. With flexible zoning that allows for both residential and commercial use, the possibilities are endless—think cozy coffee shop, boutique office, or one-of-a-kind live/work space. Featuring classic architectural details reflective of its era, this property sits in a prime location with great visibility and accessibility. While it does need renovation, it offers a rare chance to create something truly special in a high-demand area. Investors, entrepreneurs, and creatives—don’t miss the opportunity to bring new life to this historic gem!

18. 2026-02-27
    soldstatus Sold

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

19. 2026-02-27
    soldstatus $115,000 Closed

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

20. 2026-02-05
    status Pending

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

21. 2026-02-05
    status Pending

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

22. 2025-10-06
    listed $124,777 New

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

23. 2025-10-06
    listed $124,777 Active

    Show marketing remark (609 chars)

    Investor's Dream in the Heart of Marion! This 3-bedroom, 1-bath home sits on a spacious lot in downtown Marion, offering exceptional potential for both residential and commercial use. Located directly across from Marion High School, the property boasts prime visibility and easy access-perfect for a future business location, rental investment, or personal residence. While the home does need renovation, it's a rare opportunity to restore and customize a property in a high-demand area. With its unbeatable location and flexible zoning potential, this is your chance to bring new life to a classic structure.

24. 2025-05-15
    status Active
25. 2025-05-15
    historical
26. 2025-05-13
    historical Active Under Contract
27. 2025-04-29
    price $139,000
28. 2025-03-06
    price $149,000
29. 2025-01-03
    listed $155,000 Active
30. 2024-09-22
    historical
31. 2024-05-29
    price $185,000
32. 2024-03-23
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $20,340
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,625
• Taxable income: $374
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $2,793/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 1930s-era property requires moderate renovation, including repairs to the roof, exterior, and interior, as well as landscaping. While it offers unique charm and potential, significant work is needed to bring it up to current standards.

Repairs flagged

• Major roof — Significant rust and deterioration
• Major exterior paint — Peeling paint indicating poor condition
• Major interior paint — Peeling paint indicating poor condition
• Major landscaping — Overgrown yard and lack of landscaping

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both paint interior — Fresh paint improves interior appearance and value
• Both landscaping — Well-maintained landscaping enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and deterioration	Major	$15,000–50,000
exterior paint · Peeling paint indicating poor condition	Major	$15,000–50,000
interior paint · Peeling paint indicating poor condition	Major	$15,000–50,000
landscaping · Overgrown yard and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both paint interior — Fresh paint improves interior appearance and value ↑
• Both landscaping — Well-maintained landscaping enhances curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marion ISD
• NCES district ID: 4829100
• Math proficiency: 44% ▼ -10.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $58,465
• Composite: 39.86/100
• National rank: #3867
• State rank: #243 of 826 in TX

Livability — Marion

• Score: 66/100
• State rank: #614
• US rank: #11619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, TX
• Population (ZIP): 6,907

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 0.61)
• Race & ethnicity: White 49% Hispanic / Latino 38% Two or more races 24% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Slovak 3% Romanian 2% Iranian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 80% English-only · Spanish 18% Tagalog/Filipino 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: ▼ -126.83%
• Current HPI: 189.5796
• 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

-32.3% since first listed

17 events — show timeline

• 2026-04-24 Listed $159,000 LERA
• 2026-04-23 Listed $159,000 CTXMLS
• 2026-02-27 Sold (MLS) — LERA
• 2026-02-27 Sold (MLS) — CTXMLS
• 2026-02-05 Pending — CTXMLS
• 2026-02-05 Pending — LERA
• 2025-10-06 Listed $124,777 LERA
• 2025-10-06 Listed $124,777 CTXMLS
• 2025-05-15 Relisted — CTXMLS
• 2025-05-15 Listing Removed — CTXMLS
• 2025-05-13 Contingent — CTXMLS
• 2025-04-29 Price Changed $139,000 CTXMLS
• 2025-03-06 Price Changed $149,000 CTXMLS
• 2025-01-03 Listed $155,000 CTXMLS
• 2024-09-22 Listing Removed — CTXMLS
• 2024-05-29 Price Changed $185,000 CTXMLS
• 2024-03-23 Listed $235,000 CTXMLS