2513 Hiddenbrooke Trce · Seguin, TX 78155

$204,900

3 bd · 2.0 ba · 1,010 sqft · SingleFamily public records · 124 Days on market

Built 2021 5,662 sqft lot $203/sqft · 22% below area Est $262k · 22% under $35/mo HOA · 2% of rent ↓ 14% since listing

---

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 +9.0/30.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2513 Hiddenbrooke Trace in Seguin! This charming 3-bedroom, 2-bath home offers 1,010 square feet of thoughtfully designed living space with an open-concept layout that maximizes comfort and functionality. The kitchen features granite countertops and flows seamlessly into the living and dining areas.. perfect for everyday living and entertaining. This home comes fully equipped with washer, dryer, refrigerator, and water softener, making it truly move-in ready. Enjoy a short walk to one of the community playgrounds and benefit from a low tax rate. Conveniently located with easy access to I-10, grocery stores, restaurants, and all that Seguin and nearby New Braunfels have to offer.

Key facts

• Low tax rate
• Granite countertops
• Easy access to i-10

Tags

• GRANITE COUNTERTOPS
• OPEN-CONCEPT LAYOUT
• COMMUNITY PLAYGROUNDS
• LOW TAX RATE
• EASY ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (18.4% below list).
• Recommended offer: $167k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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, amenities F, commute 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.
• Zoned schools: Mcqueeney El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 314 students, 84% FRL); Briesemeister Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 725 students, 77% FRL); Seguin H S (math 24% / reading 43%, grade F, #1,011 of 1,632 statewide, top 63%, 2,101 students, 71% FRL).
• Market conditions: Rents rising (+2.0%/yr); 1377 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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 124 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,187 (18.4% 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 124 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $262,414
• List price: $204,900
• Delta: -21.92%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Darst	0.16mi	3/2.0	1,010 (0%)	3mo	$205,000	$203	90
2429 Ranger Pass	0.14mi	3/2.0	1,010 (0%)	13mo	$212,000	$210	83

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: -23.0%
• Equity multiple: 0.22×
• Total profit: $-45,030
• Equity at exit: $30,551

10-year hold

• IRR: -20.3%
• Equity multiple: -0.02×
• Total profit: $-58,635
• Equity at exit: $17,716

Cash invested: $57,372 (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: 1377
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$287 /mo · $3,450/yr
• Insurance: −$85
• HOA: −$35
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-162

Break-even live

Break-even rent $1,876

Max offer price $176,350

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-104	+0% $-162	+5% $-220	+10% $-278
Rent	-10% $-294	-5% $-228	+0% $-162	+5% $-96	+10% $-30
Rate	-1.0pp $-58	-0.5pp $-109	base $-162	+0.5pp $-215	+1.0pp $-269

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2216 Mayfield Ln Seguin, TX	3.0	2.5	1432	$1,550	$1.08	25d	1	0.09mi
2432 Ayers Dr Seguin, TX	3.0	2.5	1471	$1,600	$1.09	45d	1	0.15mi
2420 Ranger Pass Seguin, TX	3.0	2.0	1347	$1,500	$1.11	25d	1	0.19mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: waterlandscaping

Listing history 31 events

1. 2026-06-21
   days on market $204,900 Active 124 DOM
2. 2026-06-18
   days on market $204,900 Active 121 DOM
3. 2026-06-17
   days on market $204,900 Active 120 DOM
4. 2026-06-16
   days on market $204,900 Active 119 DOM
5. 2026-06-13
   days on market $204,900 Active 116 DOM
6. 2026-06-09
   days on market $204,900 Active 112 DOM
7. 2026-06-08
   days on market $204,900 Active 111 DOM
8. 2026-06-07
   statusdays on market $204,900 Active 110 DOM
9. 2026-06-04
   days on market $204,900 Price Change 107 DOM
10. 2026-06-03
    days on market $204,900 Price Change 106 DOM
11. 2026-06-02
    days on market $204,900 Price Change 105 DOM
12. 2026-06-01
    days on market $204,900 Price Change 104 DOM
13. 2026-05-31
    days on market $204,900 Price Change 103 DOM
14. 2026-03-11
    price $209,900 698-char remark

    Show marketing remark (699 chars)

    Welcome to 2513 Hiddenbrooke Trace in Seguin! This charming 3-bedroom, 2-bath home offers 1,010 square feet of thoughtfully designed living space with an open-concept layout that maximizes comfort and functionality. The kitchen features granite countertops and flows seamlessly into the living and dining areas. . perfect for everyday living and entertaining. This home comes fully equipped with washer, dryer, refrigerator, and water softener, making it truly move-in ready. Enjoy a short walk to one of the community playgrounds and benefit from a low tax rate. Conveniently located with easy access to I-10, grocery stores, restaurants, and all that Seguin and nearby New Braunfels have to offer.

15. 2026-03-11
    price $209,900 699-char remark

    Show marketing remark (699 chars)

    Welcome to 2513 Hiddenbrooke Trace in Seguin! This charming 3-bedroom, 2-bath home offers 1,010 square feet of thoughtfully designed living space with an open-concept layout that maximizes comfort and functionality. The kitchen features granite countertops and flows seamlessly into the living and dining areas. . perfect for everyday living and entertaining. This home comes fully equipped with washer, dryer, refrigerator, and water softener, making it truly move-in ready. Enjoy a short walk to one of the community playgrounds and benefit from a low tax rate. Conveniently located with easy access to I-10, grocery stores, restaurants, and all that Seguin and nearby New Braunfels have to offer.

16. 2026-02-19
    listed $219,900 Active 699-char remark

    Show marketing remark (699 chars)

    Welcome to 2513 Hiddenbrooke Trace in Seguin! This charming 3-bedroom, 2-bath home offers 1,010 square feet of thoughtfully designed living space with an open-concept layout that maximizes comfort and functionality. The kitchen features granite countertops and flows seamlessly into the living and dining areas. . perfect for everyday living and entertaining. This home comes fully equipped with washer, dryer, refrigerator, and water softener, making it truly move-in ready. Enjoy a short walk to one of the community playgrounds and benefit from a low tax rate. Conveniently located with easy access to I-10, grocery stores, restaurants, and all that Seguin and nearby New Braunfels have to offer.

17. 2026-02-17
    listed $219,900 New 698-char remark

    Show marketing remark (698 chars)

    Welcome to 2513 Hiddenbrooke Trace in Seguin! This charming 3-bedroom, 2-bath home offers 1,010 square feet of thoughtfully designed living space with an open-concept layout that maximizes comfort and functionality. The kitchen features granite countertops and flows seamlessly into the living and dining areas.. perfect for everyday living and entertaining. This home comes fully equipped with washer, dryer, refrigerator, and water softener, making it truly move-in ready. Enjoy a short walk to one of the community playgrounds and benefit from a low tax rate. Conveniently located with easy access to I-10, grocery stores, restaurants, and all that Seguin and nearby New Braunfels have to offer.

18. 2026-01-25
    historical
19. 2026-01-22
    listed $235,000 New
20. 2025-10-07
    historical
21. 2025-08-15
    listed $225,000 New
22. 2025-07-04
    historical $1,750
23. 2025-06-19
    price $1,750
24. 2025-05-23
    price $1,800
25. 2025-05-01
    price $1,900
26. 2025-04-04
    listed $2,000
27. 2025-03-13
    historical
28. 2024-12-12
    listed $239,999 New
29. 2024-12-09
    historical
30. 2024-11-05
    price $240,000
31. 2024-09-07
    listed $245,000 New

ⓘ 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: $3,450 · $287/mo
• Projected year-2 tax: $3,750 · $312/mo
• Expected delta: +$300/yr (+$25/mo · 8.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $20,062
• − Mortgage interest: −$11,478
• − Property taxes: −$3,450
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$420
• − Depreciation: −$5,961
• Taxable loss: −$5,480
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $-624/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

-14.3% since first listed

18 events — show timeline

• 2026-03-11 Price Changed $209,900 LERA
• 2026-03-11 Price Changed $209,900 CTXMLS
• 2026-02-19 Listed $219,900 CTXMLS
• 2026-02-17 Listed $219,900 LERA
• 2026-01-25 Listing Removed — LERA
• 2026-01-22 Listed $235,000 LERA
• 2025-10-07 Listing Removed — LERA
• 2025-08-15 Listed $225,000 LERA
• 2025-07-04 Rental Removed $1,750 SABOR
• 2025-06-19 Price Changed $1,750 SABOR
• 2025-05-23 Price Changed $1,800 SABOR
• 2025-05-01 Price Changed $1,900 SABOR
• 2025-04-04 Listed for Rent $2,000 SABOR
• 2025-03-13 Listing Removed — LERA
• 2024-12-12 Listed $239,999 LERA
• 2024-12-09 Listing Removed — LERA
• 2024-11-05 Price Changed $240,000 LERA
• 2024-09-07 Listed $245,000 LERA

Property tax history

+40.7%/yr

Latest (2026): $3,450 · -4.6% YoY. Source: county tax records.