517 Center St · Marion, TX 78124

$149,000

3 bd · 1.0 ba · 1,366 sqft · SingleFamily · 153 Days on market

Built 1930 Fair condition 0.27 ac lot $109/sqft · 38% below area Est $239k · 38% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• 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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% 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: Norma Krueger El (362 students, 50% FRL); Marion Middle (math 37% / reading 45%, grade F, #613 of 1,662 statewide, top 38%, 372 students, 41% FRL); Marion H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 456 students, 36% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 667 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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 153 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $239,499
• List price: $149,000
• Delta: -37.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Thea Mdws	0.41mi	3/2.0	1,411 (+3%)	2mo	$210,999	$150	70
2760 Pioneer Rd	0.41mi	3/2.0	1,474 (+8%)	4mo	$250,000	$170	60
214 E Seguin St	0.47mi	2/1.0 (-1)	1,257 (-8%)	3mo	$169,500	$135	57
3759 Moon Hill Rd	0.41mi	4/2.0 (+1)	1,483 (+9%)	2mo	$219,999	$148	56
216 S Live Oak	0.40mi	2/1.0 (-1)	1,222 (-10%)	14mo	$199,950	$164	46
106 E Seguin St	0.46mi	3/2.0	1,266 (-7%)	20mo	$215,000	$170	46
222 Klein	0.56mi	2/1.0 (-1)	1,248 (-9%)	13mo	$287,500	$230	44

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,720
• Equity at exit: $22,216

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,017
• Equity at exit: $12,883

Cash invested: $41,720 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 35 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $221,000 ($146/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +20.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78124

• Active inventory: 667
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $210

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $313	-5% $262	+0% $210	+5% $159	+10% $107
Rent	-10% $86	-5% $148	+0% $210	+5% $272	+10% $334
Rate	-1.0pp $285	-0.5pp $248	base $210	+0.5pp $172	+1.0pp $133

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: $37,250
• Closing costs: $4,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 W Schulz St Unit Na Marion, TX	3.0	1.5	1200	$1,625	$1.35	10d	1	0.33mi
205 W Schulz St Marion, TX	3.0	1.5	1200	$1,625	$1.35	40d	1	0.33mi
217 E Schulz St Marion, TX	3.0	2.0	924	$850	$0.92	56d	1	0.34mi
312 N Lavernia Marion, TX	4.0	2.0	1714	$2,200	$1.28	10d	1	0.55mi
738 Thea MDWS Marion, TX	4.0	2.0	1575	$1,600	$1.02	64d	1	0.77mi
747 Thea MDWS Marion, TX	4.0	2.0	1867	$2,214	$1.19	64d	1	0.77mi
306 Meadow Dr Marion, TX	2.0	1.0	1026	$1,250	$1.22	43d	1	0.78mi
309 Meadow Dr Marion, TX	3.0	1.0	1156	$1,250	$1.08	10d	1	0.81mi
1115 Pigeon Ln Marion, TX	4.0	2.0	1776	$1,895	$1.07	70d	1	1.17mi

Property features AI

Finance

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

Exterior

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

Interior

• Kitchen: Kitchen about 11 x 11
• Bedrooms: Master bedroom about 11 x 11Bedroom 2 about 11 x 11Bedroom 3 about 11 x 11
• Flooring: Linoleum flooringVinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Living areaMain-level laundryAll window coverings conveyOther master bedroom features (see remarks)
• Laundry & utility: Laundry on main level

Listing history 50 events

1. 2026-09-24
   days on market $149,000 Active 153 DOM
2. 2026-09-23
   days on market $149,000 Active 152 DOM
3. 2026-09-22
   days on market $149,000 Active 151 DOM
4. 2026-09-21
   days on market $149,000 Active 150 DOM
5. 2026-09-20
   days on market $149,000 Active 149 DOM
6. 2026-09-19
   days on market $149,000 Active 148 DOM
7. 2026-09-18
   days on market $149,000 Active 147 DOM
8. 2026-09-17
   days on market $149,000 Active 146 DOM
9. 2026-09-16
   days on market $149,000 Active 145 DOM
10. 2026-09-15
    days on market $149,000 Active 144 DOM
11. 2026-09-14
    days on market $149,000 Active 143 DOM
12. 2026-09-13
    days on market $149,000 Active 142 DOM
13. 2026-09-12
    days on market $149,000 Active 141 DOM
14. 2026-09-11
    days on market $149,000 Active 140 DOM
15. 2026-09-05
    days on market $149,000 Active 134 DOM
16. 2026-09-04
    days on market $149,000 Active 133 DOM
17. 2026-09-03
    days on market $149,000 Active 132 DOM
18. 2026-08-31
    days on market $149,000 Active 129 DOM
19. 2026-08-30
    days on market $149,000 Active 128 DOM
20. 2026-08-29
    days on market $149,000 Active 127 DOM
21. 2026-08-28
    days on market $149,000 Active 126 DOM
22. 2026-08-27
    days on market $149,000 Active 125 DOM
23. 2026-08-25
    days on market $149,000 Active 123 DOM
24. 2026-08-24
    days on market $149,000 Active 122 DOM
25. 2026-08-23
    days on market $149,000 Active 121 DOM
26. 2026-08-22
    days on market $149,000 Active 120 DOM
27. 2026-08-21
    days on market $149,000 Active 119 DOM
28. 2026-08-20
    days on market $149,000 Active 118 DOM
29. 2026-08-19
    days on market $149,000 Active 117 DOM
30. 2026-08-18
    days on market $149,000 Active 116 DOM
31. 2026-08-17
    days on market $149,000 Active 115 DOM
32. 2026-08-16
    days on market $149,000 Active 114 DOM
33. 2026-08-15
    days on market $149,000 Active 113 DOM
34. 2026-08-14
    days on market $149,000 Active 112 DOM
35. 2026-08-13
    days on market $149,000 Active 111 DOM
36. 2026-08-12
    days on market $149,000 Active 110 DOM
37. 2026-08-11
    days on market $149,000 Active 109 DOM
38. 2026-08-10
    days on market $149,000 Active 108 DOM
39. 2026-08-09
    days on market $149,000 Active 107 DOM
40. 2026-08-08
    days on market $149,000 Active 106 DOM
41. 2026-08-06
    days on market $149,000 Active 104 DOM
42. 2026-08-05
    days on market $149,000 Active 103 DOM
43. 2026-08-04
    days on market $149,000 Active 102 DOM
44. 2026-08-03
    statusdays on market $149,000 Active 101 DOM
45. 2026-07-31
    days on market $149,000 Price Change 98 DOM
46. 2026-07-30
    days on market $149,000 Price Change 97 DOM
47. 2026-07-30
    days on market $149,000 Price Change 96 DOM
48. 2026-07-28
    days on market $149,000 Price Change 95 DOM
49. 2026-07-26
    days on market $149,000 Price Change 93 DOM
50. 2026-07-24
    days on market $149,000 Price Change 91 DOM

ⓘ 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: $18,837
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$4,335
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,486/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 Est. rehab $34,150–$61,470 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Norma Krueger El/bert Karrer Campus D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Marion Middle F TX #613/1,662 Nat'l #5,727/14,009 High Marion H S C- TX #379/1,632 Nat'l #4,461/17,239

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

C Composite livability gradescore 66/100

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
• County: Guadalupe · 196,854 people
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 6,907
• Household income: $82,534
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 47% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

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

Interior

• Kitchen: Kitchen about 11 x 11
• Bedrooms: Master bedroom about 11 x 11Bedroom 2 about 11 x 11Bedroom 3 about 11 x 11
• Flooring: Linoleum flooringVinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks)
• Interior features: Living areaMain-level laundryAll window coverings conveyOther master bedroom features (see remarks)
• Laundry & utility: Laundry on main level

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