3417-3419 Lindsay Ln · Seguin, TX 78155

$387,000

6 bd · 4.0 ba · 2,694 sqft · MultiFamily public records · 267 Days on market

Built 2023 Good condition $144/sqft · 20% below area Est $491k · 21% under $75/mo HOA · 6% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +5.8/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to your Home Sweet Home in Jordans Creek in Seguin, TX! Talk about the perfect property to "House Hack!" Simply rent out both units, or rent out one side and live in the other! Unit 3417 is leased till 01/10/27 at $1,295/month and Unit 3419 is currently vacant and move-in ready! This Beautiful & Spacious Luxury Duplex features 11 foot ceilings in living room, 10 foot ceilings in master bedroom, upgraded flooring throughout and gorgeous granite countertops. All kitchen appliances included. 42" inch upper cabinets in the kitchen and bathrooms. Master bath has large vanity with dual sinks and full-size, walk-in shower and also includes an oversized 2-car garage. This property is one of the largest lots in the community and situated in the middle of the only cul-de-sac in this community and offers huge backyards for both units. Located just off Hwy 123 with easy access to I-10. Do not miss this chance to own a piece of the beautiful city of Seguin!

Key facts

• 4 parking spots
• Built 2023
• Listed 266 days

Tags

• GORGEOUS GRANITE COUNTERTOPS
• 42 INCH UPPER CABINETS
• LARGE VANITY WITH DUAL SINKS
• FULL-SIZE WALK-IN SHOWER
• OVERSIZED 2-CAR GARAGE
• LARGEST LOTS IN THE COMMUNITY

🏷️ Possibly a rental listed for sale. The $387,000 price doesn't fit this home's estimated sale value (~$490,850) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $387k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-769 ($-9k/yr) — negative. Per door: $-385/mo.
• To cash-flow at today's rent, offer at most $251k (35.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (30.2% below list).
• Recommended offer: $251k (35.1% below list) — sets the bar for cash-flow.

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, amenities F, commute F.
• Navarro ISD (rural): math 48% / reading 50% proficiency, ranked #166 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Navarro El (math 37% / reading 57%, grade D-, #1,006 of 4,322 statewide, top 25%, 702 students, 45% FRL); Navarro Int (math 50% / reading 44%, grade D+, #424 of 1,662 statewide, top 27%, 485 students, 40% FRL); Navarro H S (math 47% / reading 57%, grade D+, #447 of 1,632 statewide, top 29%, 648 students, 33% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 1603 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $12k 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 267 days — a 12% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $251,137 (35.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.52%
• DSCR: 0.62
• GRM: 11.9

CMA / ARV

• ARV (median comp): $490,850
• List price: $387,000
• Delta: -21.16%
• 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
620-622 Grayson Ln	0.16mi	6/4.0	2,744 (+2%)	2mo	$389,900	$142	88
616/618 Heathers Way	0.15mi	6/4.0	2,694 (0%)	8mo	$375,000	$139	86
617-619 Heathers Way	0.14mi	6/4.0	2,744 (+2%)	12mo	$399,000	$145	80
514 Jean St	0.15mi	5/3.5 (-1)	2,600 (-4%)	16mo	$271,990	$105	67
408 Jean St	0.13mi	5/3.0 (-1)	2,600 (-4%)	16mo	$274,990	$106	65
3600 Donald Dr	0.22mi	5/2.5 (-1)	2,675 (-1%)	16mo	$375,000	$140	65
417 Briarfield Dr	0.53mi	5/3.5 (-1)	2,701 (+0%)	10mo	$326,000	$121	60
408 Jacks Pl	0.37mi	5/3.0 (-1)	2,600 (-4%)	16mo	$269,990	$104	54
401 Jean St	0.12mi	5/2.5 (-1)	3,005 (+12%)	15mo	$288,990	$96	52
3504 Isaac Dr	0.14mi	5/2.5 (-1)	3,005 (+12%)	14mo	$287,990	$96	52
4124 Sunfield Dr	0.67mi	5/3.5 (-1)	2,701 (+0%)	16mo	$310,281	$115	48
405 Lina Way	1.49mi	5/2.5 (-1)	2,622 (-3%)	11mo	$329,990	$126	40

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: -31.3%
• Equity multiple: -0.03×
• Total profit: $-111,514
• Equity at exit: $57,703

10-year hold

• IRR: -34.3%
• Equity multiple: -0.47×
• Total profit: $-159,445
• Equity at exit: $33,461

Cash invested: $108,360 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

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

ZIP-level market 78155

• Active inventory: 1603
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $2,700 high
• Mortgage (P&I): −$2,029
• Tax from tax record: −$636 /mo · $7,636/yr
• Insurance: −$161
• HOA: −$75
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-769

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,700
Total (2 units)			$2,700

Break-even live

Break-even rent $3,674

Max offer price $251,137

Occupancy floor —

Sensitivity live

Price	-10% $-550	-5% $-660	+0% $-769	+5% $-879	+10% $-988
Rent	-10% $-982	-5% $-876	+0% $-769	+5% $-662	+10% $-556
Rate	-1.0pp $-574	-0.5pp $-671	base $-769	+0.5pp $-869	+1.0pp $-971

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: $96,750
• Closing costs: $11,610
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3406 Lindsay Ln Seguin, TX	3.0	2.0	1372	$1,395	$1.02	93d	1	0.05mi
3418 Lindsay Ln Seguin, TX	3.0	2.0	1347	$1,350	$1.00	9d	1	0.06mi
3417 Haylee Grace Pl Unit 1 Seguin, TX	3.0	2.5	1230	$1,450	$1.18	65d	1	0.09mi
601 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,395	$1.02	59d	1	0.11mi
3433 Haylee Grace Pl Seguin, TX	3.0	2.0	1372	$1,350	$0.98	9d	1	0.11mi
602 Grayson Ln Seguin, TX	3.0	2.0	1372	$1,395	$1.02	47d	1	0.11mi
609 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,450	$1.06	9d	1	0.13mi
617 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,525	$1.11	93d	1	0.15mi
621 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,450	$1.06	15d	1	0.17mi
625 Heathers Way Unit 625 Seguin, TX	3.0	2.0	1372	$1,400	$1.02	47d	1	0.19mi
620 Heathers Way Seguin, TX	3.0	2.0	1372	$1,350	$0.98	34d	1	0.19mi
3501 N Austin St Seguin, TX	1.0–2.0	1.0–2.0	871	$1,836	$2.11	64d	6	0.22mi
3501 N Austin St Seguin, TX	1.0–3.0	1.0–2.0	1024	$1,975	$1.93	93d	1	0.22mi
636 Heathers Way Seguin, TX	3.0	2.0	1347	$1,450	$1.08	71d	1	0.23mi
636 Heathers Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	41d	1	0.23mi
636 Heathers Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	51d	1	0.23mi
3414 Scott Cir Seguin, TX	3.0	2.0	1372	$1,449	$1.06	93d	1	0.24mi
3414 Scott Cir Seguin, TX	4.0	2.0	1372	$1,395	$1.02	59d	1	0.24mi
3414 Scott Cir Unit 3414 Seguin, TX	3.0	2.0	1372	$1,395	$1.02	65d	1	0.24mi
3500 Tripps Pl Seguin, TX	3.0	2.0	1473	$1,595	$1.08	11d	1	0.25mi
1433 Redwood Crk Seguin, TX	4.0	2.0	1796	$1,800	$1.00	9d	1	0.72mi
1444 Acorn Wood Seguin, TX	4.0	2.0	1830	$1,850	$1.01	65d	1	0.81mi
3063 N Highway 123 Byp Unit 218 Seguin, TX	2.0	2.0	1051	$1,134	$1.08	9d	1	0.82mi
3063 N Highway 123 Byp Apt 314 Seguin, TX	3.0	2.0	1311	$1,617	$1.23	9d	1	0.82mi
1080 Amble Oak Seguin, TX	4.0	2.0	1781	$1,950	$1.09	9d	1	0.83mi
3063 N Highway 123 Byp Unit 710 Seguin, TX	2.0	2.0	1051	$1,134	$1.08	24d	1	0.83mi
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,278	$1.34	68d	5	1.23mi
2551 N Guadalupe St Unit 1308 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	93d	1	1.23mi
2551 N Guadalupe St Unit 3108 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	73d	1	1.23mi
2551 N Guadalupe St Unit 4106 Seguin, TX	3.0	2.0	1084	$1,300	$1.20	93d	1	1.23mi
2551 N Guadalupe St Apt 3308 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	24d	1	1.23mi
2551 N Guadalupe St Apt 4204 Seguin, TX	3.0	2.0	1084	$1,300	$1.20	24d	1	1.23mi
324 Mar Hill St Seguin, TX	3.0	2.5	1236	$1,295	$1.05	38d	1	1.35mi
607 E Martindale St Unit B Seguin, TX	3.0	2.0	1020	$1,500	$1.47	66d	1	1.37mi
101 Gather Seguin, TX	3.0	2.0	1404	$1,850	$1.32	35d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $387,000 Active 267 DOM
2. 2026-08-06
   days on market $387,000 Active 265 DOM
3. 2026-08-05
   days on market $387,000 Active 264 DOM
4. 2026-08-04
   days on market $387,000 Active 263 DOM
5. 2026-08-03
   days on market $387,000 Active 262 DOM
6. 2026-07-31
   days on market $387,000 Active 259 DOM
7. 2026-07-30
   days on market $387,000 Active 258 DOM
8. 2026-07-30
   days on market $387,000 Active 257 DOM
9. 2026-07-28
   days on market $387,000 Active 256 DOM
10. 2026-07-26
    days on market $387,000 Active 254 DOM
11. 2026-07-24
    days on market $387,000 Active 252 DOM
12. 2026-07-23
    days on market $387,000 Active 251 DOM
13. 2026-07-22
    days on market $387,000 Active 250 DOM
14. 2026-07-21
    days on market $387,000 Active 249 DOM
15. 2026-07-20
    days on market $387,000 Active 248 DOM
16. 2026-07-18
    days on market $387,000 Active 246 DOM
17. 2026-07-18
    days on market $387,000 Active 245 DOM
18. 2026-07-16
    days on market $387,000 Active 244 DOM
19. 2026-07-15
    days on market $387,000 Active 243 DOM
20. 2026-07-14
    days on market $387,000 Active 242 DOM
21. 2026-07-13
    days on market $387,000 Active 241 DOM
22. 2026-07-13
    days on market $387,000 Active 240 DOM
23. 2026-07-11
    days on market $387,000 Active 239 DOM
24. 2026-07-10
    days on market $387,000 Active 238 DOM
25. 2026-07-09
    days on market $387,000 Active 237 DOM
26. 2026-07-07
    days on market $387,000 Active 235 DOM
27. 2026-07-06
    days on market $387,000 Active 234 DOM
28. 2026-07-05
    days on market $387,000 Active 233 DOM
29. 2026-07-03
    days on market $387,000 Active 231 DOM
30. 2026-07-02
    days on market $387,000 Active 230 DOM
31. 2026-07-01
    days on market $387,000 Active 229 DOM
32. 2026-06-30
    days on market $387,000 Active 228 DOM
33. 2026-06-29
    days on market $387,000 Active 227 DOM
34. 2026-06-28
    days on market $387,000 Active 226 DOM
35. 2026-06-27
    days on market $387,000 Active 225 DOM
36. 2026-06-26
    days on market $387,000 Active 224 DOM
37. 2026-06-24
    days on market $387,000 Active 222 DOM
38. 2026-06-22
    days on market $387,000 Active 220 DOM
39. 2026-06-21
    days on market $387,000 Active 219 DOM
40. 2026-06-18
    days on market $387,000 Active 216 DOM
41. 2026-06-17
    days on market $387,000 Active 215 DOM
42. 2026-06-16
    days on market $387,000 Active 214 DOM
43. 2026-06-15
    days on market $387,000 Active 213 DOM
44. 2026-06-13
    days on market $387,000 Active 211 DOM
45. 2026-06-13
    days on market $387,000 Active 210 DOM
46. 2026-06-09
    days on market $387,000 Active 207 DOM
47. 2026-06-08
    days on market $387,000 Active 206 DOM
48. 2026-06-07
    days on market $387,000 Active 205 DOM
49. 2026-06-04
    days on market $387,000 Active 202 DOM
50. 2026-06-03
    days on market $387,000 Active 201 DOM

ⓘ 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: $7,636 · $636/mo
• Projected year-2 tax: $7,636 · $636/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 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: $32,400
• − Mortgage interest: −$21,678
• − Property taxes: −$7,636
• − Insurance: −$1,935
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$900
• − Depreciation: −$11,258
• Taxable loss: −$16,192
• Est. tax savings @ 24.0%: +$3,886
• After-tax cash flow: $-5,343/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $13,470–$40,410 screening

This move-in ready luxury duplex in Jordans Creek, Seguin, TX, features upgraded kitchen and bathrooms, good roof and exterior condition, and a spacious layout. Potential for value increase through minor cosmetic improvements.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 49/100

Zoned Schools

Elementary Navarro El D- TX #1,006/4,322 Nat'l #14,504/41,679 Middle Navarro Int D+ TX #424/1,662 Nat'l #4,159/14,009 High Navarro H S D+ TX #447/1,632 Nat'l #5,016/17,239

Schools (NCES district)

• District: Navarro ISD
• NCES district ID: 4832160
• Math proficiency: 48% ▼ -19.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $66,008
• Composite: 43.49/100
• National rank: #2996
• State rank: #166 of 826 in TX

C Composite livability gradescore 66/100

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 · 196,854 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: 17% 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 0.58)
• 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%

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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: ▼ -147.43%
• Current HPI: 160.5435
• 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

Price history

-0.8% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $387,000 LERA
• 2026-05-11 Relisted — LERA
• 2026-03-24 Listing Removed — LERA
• 2026-02-14 Contingent — LERA
• 2025-11-27 Price Changed $389,500 LERA
• 2025-09-27 Listed $390,000 LERA
• 2025-05-16 Price Changed — Unlock MLS
• 2025-04-04 Listed — Unlock MLS
• 2023-01-19 Sold (Public Records) — Public Records

Property tax history

+80.2%/yr

Latest (2026): $7,636 · -18.3% YoY. Source: county tax records.