802 Campbell St · Seguin, TX 78155

$122,500

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 161 Days on market

Built 1953 5,227 sqft lot $111/sqft · 28% below area Est $169k · 28% under ↓ 5% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.8/10.0
• 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

Partially remodeled. New vinyl plank flooring and freshly painted throughout! Situated on a chain link fenced corner lot with mature trees & within walking distance to Ball Elementary School, the 47 Acre Park West and TLU. Partially remodeled and being sold in its present AS IS condition. A great opportunity for the DIY person.

Key facts

• Mature trees
• 5,227 sq ft lot
• Parking

Tags

• CHAIN LINK FENCED CORNER LOT
• MATURE TREES
• WALKING DISTANCE TO TLU

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $108k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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, schools F, amenities 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.
• Market conditions: Rents rising (+2.0%/yr); 1342 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $847 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 161 days — a 12% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $107,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1953 — 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 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?
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: 1.18% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $169,036
• List price: $122,500
• Delta: -27.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 San Antonio	0.23mi	3/1.0	1,116 (+1%)	4mo	$159,500	$143	84
767 Taylor Ave	0.37mi	3/1.0	1,084 (-2%)	4mo	$169,000	$156	77
934 Campbell St	0.16mi	3/2.0	1,090 (-1%)	16mo	$239,990	$220	73
805 Jones Ave	0.19mi	3/2.0	1,189 (+8%)	14mo	$235,900	$198	63
705 4th St	0.24mi	2/1.0 (-1)	1,196 (+8%)	13mo	$92,000	$77	59
212 Duggan St	0.63mi	2/1.0 (-1)	1,106 (+0%)	7mo	$175,900	$159	59
701 W Kingsbury St	0.33mi	3/2.0	1,050 (-5%)	16mo	$156,999	$150	59
426 Vaughan Ave	0.41mi	2/1.0 (-1)	992 (-10%)	4mo	$70,000	$71	56
702 Baker	0.53mi	3/1.0	1,202 (+9%)	8mo	$168,500	$140	54
1416 Sixth St	0.43mi	3/2.0	1,189 (+8%)	12mo	$229,500	$193	53
413 Vickers Ave	0.47mi	3/1.5	960 (-13%)	5mo	$199,000	$207	50
974 Baker	0.64mi	2/1.0 (-1)	1,268 (+15%)	14mo	$199,999	$158	28

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $436
• Equity at exit: $18,265

10-year hold

• IRR: 9.0%
• Equity multiple: 1.66×
• Total profit: $22,706
• Equity at exit: $10,592

Cash invested: $34,300 (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: 1342
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,441 high
• Mortgage (P&I): −$642
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $340

Break-even live

Break-even rent $1,010

Max offer price $122,500

Occupancy floor 71%

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	43d	1	0.12mi
917 8th St Seguin, TX	3.0	2.0	1298	$1,375	$1.06	4d	1	0.13mi
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	12d	1	0.32mi
1331 Hidalgo St Seguin, TX	3.0	2.0	1298	$1,364	$1.05	21d	1	0.46mi
404 W Walnut St Seguin, TX	2.0	1.0	996	$1,550	$1.56	43d	1	0.50mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,560	$1.20	4d	1	0.71mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	23d	1	0.75mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	14d	1	0.75mi
809 Leissner St Seguin, TX	2.0	1.0	1020	$1,175	$1.15	23d	1	0.82mi
1701 N Guadalupe St Seguin, TX	3.0	2.0	1028	$1,464	$1.42	4d	1	0.84mi
402 Trefger St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	23d	1	0.88mi
415 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	14d	1	0.93mi
1601 Hays St Seguin, TX	3.0	2.0	1090	$1,275	$1.17	4d	1	0.95mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	43d	1	0.96mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	20d	1	0.98mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	21d	1	0.98mi
527 Elley St Seguin, TX	3.0	3.0	1090	$1,325	$1.22	23d	1	1.01mi
516 Hudson St Seguin, TX	3.0	2.0	1150	$1,450	$1.26	43d	1	1.01mi
223 W Baxter St Seguin, TX	3.0	2.0	1298	$1,664	$1.28	1d	1	1.03mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	23d	1	1.07mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	23d	1	1.09mi
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	12d	1	1.18mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	1d	1	1.19mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,275	$0.98	4d	1	1.19mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,449	$1.12	4d	1	1.21mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	16d	1	1.26mi
526 E Baxter St Seguin, TX	3.0	2.0	1255	$1,350	$1.08	23d	1	1.30mi
324 Mar Hill St Seguin, TX	3.0	2.5	1236	$1,395	$1.13	16d	1	1.32mi
968 E Cedar St Unit 1 Seguin, TX	2.0	1.0	856	$995	$1.16	43d	1	1.34mi
2551 N Guadalupe St Unit 3108 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	23d	1	1.44mi
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,278	$1.34	19d	5	1.44mi
2551 N Guadalupe St Unit 2111 Seguin, TX	2.0	2.0	847	$1,125	$1.33	43d	1	1.44mi
2551 N Guadalupe St Unit 4106 Seguin, TX	3.0	2.0	1084	$1,300	$1.20	43d	1	1.44mi
2551 N Guadalupe St Unit 1308 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	43d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $122,500 Active 161 DOM
2. 2026-06-17
   days on market $122,500 Active 160 DOM
3. 2026-06-16
   days on market $122,500 Active 159 DOM
4. 2026-06-13
   remarks 345-char remark
5. 2026-06-13
   pricedays on market $122,500 Active 156 DOM
6. 2026-06-09
   days on market $129,000 Active 152 DOM
7. 2026-06-08
   days on market $129,000 Active 151 DOM
8. 2026-06-07
   days on market $129,000 Active 150 DOM
9. 2026-06-04
   days on market $129,000 Active 147 DOM
10. 2026-06-03
    days on market $129,000 Active 146 DOM
11. 2026-06-02
    days on market $129,000 Active 145 DOM
12. 2026-06-01
    days on market $129,000 Active 144 DOM
13. 2026-05-31
    days on market $129,000 Active 143 DOM
14. 2026-04-12
    price $129,000 335-char remark

    Show marketing remark (335 chars)

    Partially remodeled. New vinyl plank flooring and freshly painted throughout! Situated on a chain link fenced corner lot with mature trees & within walking distance to Ball Elementary School, the 47 Acre Park West and TLU. Partially remodeled and being sold in its present AS IS condition. A great opportunity for the DIY person.

15. 2026-01-07
    listed $135,500 Active 335-char remark

    Show marketing remark (335 chars)

    Partially remodeled. New vinyl plank flooring and freshly painted throughout! Situated on a chain link fenced corner lot with mature trees & within walking distance to Ball Elementary School, the 47 Acre Park West and TLU. Partially remodeled and being sold in its present AS IS condition. A great opportunity for the DIY person.

16. 2025-09-26
    soldstatus
17. 2025-09-26
    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: $1,254 · $105/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$988/yr (+$82/mo · 78.7%)

ⓘ 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 · 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: $17,290
• − Mortgage interest: −$6,862
• − Property taxes: −$1,254
• − Insurance: −$612
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$3,564
• Taxable income: $2,231
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,548/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

-4.8% since first listed

4 events — show timeline

• 2026-04-12 Price Changed $129,000 CTXMLS
• 2026-01-07 Listed $135,500 CTXMLS
• 2025-09-26 Sold (Public Records) — Public Records
• 2025-09-26 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2026): $1,254 · -27.0% YoY. Source: county tax records.