276 Riverview Ter · Seguin, TX 78155

$165,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 34 Days on market

Built 1998 0.34 ac lot $121/sqft · 27% below area Est $289k · 43% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• 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

Check out this spacious 3-bedroom, 2-bath single-wide manufactured home in Seguin! Offering 1,700 square feet of comfortable living space, this home features an open layout, a large backyard perfect for relaxing or entertaining, and a 2-car carport for convenient covered parking. This property also includes a 250 sq efficiency you can rent out for additional income (has a current tenant ask for details * * ) Enjoy the added extra of full river access, giving you the perfect spot for fishing, kayaking, or simply unwinding by the water.

Key facts

• Large backyard
• 250 sq efficiency
• Full river access

Tags

• LARGE BACKYARD
• FULL RIVER ACCESS
• 250 SQ EFFICIENCY

Property features AI

Finance

• Other: Possession at closing/funding; For sale
• HOA & community: Subdivision: FORSHAGE

Exterior

• Utilities: Water system; Septic; Co-op water
• Home design: Single-family home (pre-owned); Approximately 28 years old
• Construction: Vinyl exterior; Composition roof; Other foundation (see remarks)
• Exterior features: Chain link fence; Waterfront access

Interior

• Kitchen: Kitchen (14 x 8); Stove/Range; Walk-in pantry
• Bedrooms: Master bedroom with walk-in closet and full bath (split floorplan); Bedroom 2 (8 x 14); Bedroom 3 (9 x 17); Master bedroom dimensions 12 x 12
• Flooring: Carpeting; Vinyl floors
• Bathrooms: 2 full bathrooms; Master bath with double vanity and garden tub (8 x 17)
• Heating & cooling: Central heating (electric); Central air conditioning (1 unit)
• Interior features: Ceiling fans; Smoke alarm; Electric water heater; Private garbage service; Open floor plan; Separate dining room; Walk-in pantry; Utility room inside; Laundry room; Washer and dryer connections; Some window coverings remain; 1 living area
• Laundry & utility: Washer connection; Dryer connection; Utility room inside; Laundry room

🏷️ Possibly a rental listed for sale. The $165,000 price doesn't fit this home's estimated sale value (~$289,057) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (median comp): $289,057
• List price: $165,000
• Delta: -42.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-19,836
• Equity at exit: $24,602

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-12,596
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$865
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $133

Break-even live

Break-even rent $1,490

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Meadow Lake Dr Seguin, TX	3.0	2.0	1064	$1,400	$1.32	14d	1	0.13mi
365 Forshage Blvd Seguin, TX	2.0	1.0	1050	$1,550	$1.48	23d	1	0.23mi
882 Buerger Ln Seguin, TX	3.0	2.0	1389	$1,600	$1.15	43d	1	0.35mi
1512 Doncaster Dr Seguin, TX	3.0	2.0	1314	$1,695	$1.29	43d	1	1.03mi
1439 Barnes Dr Seguin, TX	3.0	1.0–2.0	801	$1,465	$1.83	1d	43	1.17mi
745 Harry Miller Pass Seguin, TX	1.0–3.0	1.0–2.5	1063	$1,950	$1.83	1d	40	1.25mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	4d	1	1.35mi
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	43d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 34 DOM
2. 2026-06-17
   days on market $165,000 Active 33 DOM
3. 2026-06-16
   days on market $165,000 Active 32 DOM
4. 2026-06-13
   days on market $165,000 Active 29 DOM
5. 2026-06-09
   days on market $165,000 Active 25 DOM
6. 2026-06-08
   days on market $165,000 Active 24 DOM
7. 2026-06-07
   days on market $165,000 Active 23 DOM
8. 2026-06-04
   days on market $165,000 Active 20 DOM
9. 2026-06-03
   days on market $165,000 Active 19 DOM
10. 2026-06-02
    days on market $165,000 Active 18 DOM
11. 2026-06-01
    days on market $165,000 Active 17 DOM
12. 2026-05-31
    days on market $165,000 Active 16 DOM
13. 2026-05-15
    listed $165,000 New 538-char remark
14. 2026-05-14
    listed $165,000 Active 542-char remark

    Show marketing remark (542 chars)

    Check out this spacious 3-bedroom, 2-bath single-wide manufactured home in Seguin! Offering 1,700 square feet of comfortable living space, this home features an open layout, a large backyard perfect for relaxing or entertaining, and a 2-car carport for convenient covered parking. This property also includes a 250 sq efficiency you can rent out for additional income (has a current tenant ask for details * * ) Enjoy the added extra of full river access, giving you the perfect spot for fishing, kayaking, or simply unwinding by the water.

15. 2019-10-22
    soldstatus
16. 2019-10-03
    status Pending
17. 2019-10-01
    status Active
18. 2019-09-28
    historical Active Take Backups
19. 2019-09-10
    price $119,000
20. 2019-08-15
    listed $135,000 Active
21. 2017-02-12
    listed $119,900
22. 2013-05-10
    soldstatus $70,000
23. 2013-04-04
    listed $82,500

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$101/yr (+$8/mo · 3.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 19 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: $19,894
• − Mortgage interest: −$9,243
• − Property taxes: −$2,918
• − Insurance: −$825
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,800
• Taxable loss: −$1,074
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,848/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

• 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

+100.0% since first listed

11 events — show timeline

• 2026-05-15 Listed $165,000 LERA
• 2026-05-14 Listed $165,000 CTXMLS
• 2019-10-22 Sold (Public Records) — Public Records
• 2019-10-03 Pending — CTXMLS
• 2019-10-01 Relisted — CTXMLS
• 2019-09-28 Contingent — CTXMLS
• 2019-09-10 Price Changed $119,000 CTXMLS
• 2019-08-15 Listed $135,000 CTXMLS
• 2017-02-12 Listed $119,900 CTXMLS
• 2013-05-10 Sold (MLS) — CTXMLS
• 2013-04-04 Listed $82,500 CTXMLS

Property tax history

+14.4%/yr

Latest (2026): $2,918 · +9.4% YoY. Source: county tax records.