503 N Cedar St · Seymour, TX 76380

$54,999

3 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 508 Days on market

Built 1929 Fair condition 9,365 sqft lot $34/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

FIXER UPPER! Good location! This is being sold AS IS and needs some repairs, but it has a lot of potential. It features three nice sized bedrooms, one bathroom and has easy access to the Main Street. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Good location
• 9,365 sq ft lot
• Built 1929

Tags

• GOOD LOCATION
• EASY ACCESS TO MAIN STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 6.1% in Seymour — 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 74/100 on livability (#191 in TX, #4,884 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, employment D, amenities F.
• Seymour ISD (rural): math 55% / reading 46% proficiency, ranked #195 of 826 in TX (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Seymour El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 277 students, 65% FRL); Seymour Middle (math 52% / reading 47%, grade C, #356 of 1,662 statewide, top 23%, 190 students, 64% FRL); Seymour H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 177 students, 54% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 61 active listings in the ZIP; lower-income renter base — watch delinquency.

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (7.2% local appreciation)).
• Baylor County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 508 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 508 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 1929 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 2.33% ✓
• Cap rate: 19.17%
• Cash-on-cash: 45.98%
• DSCR: 3.05
• GRM: 3.6

CMA / ARV

• ARV (median comp): $112,500
• List price: $54,999
• Delta: -51.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Plainview Rd	0.35mi	3/1.5	1,471 (-10%)	8mo	$110,000	$75	59
410 W Miller St	0.46mi	3/2.0	1,685 (+3%)	12mo	$195,000	$116	59
811 Reeves Rd	0.54mi	3/2.0	1,679 (+3%)	24mo	$190,000	$113	46
420 E Mclain St	0.55mi	2/2.0 (-1)	1,548 (-5%)	15mo	$110,000	$71	44
400 S Washington	0.57mi	3/1.0	1,500 (-8%)	23mo	$55,000	$37	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 4.74×
• Total profit: $57,586
• Equity at exit: $38,914

10-year hold

• IRR: 52.5%
• Equity multiple: 10.04×
• Total profit: $139,288
• Equity at exit: $74,655

Cash invested: $15,400 (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 →

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

Active competition Active MLS

• For sale now: 14 active · 3 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $110,500 ($81/sqft)
• Median days on market: 136 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -15.0% vs current asking $/sqft

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

ZIP-level market 76380

• Home prices YoY: 5.8%
• Active inventory: 61
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $590

Break-even live

Break-even rent $534

Max offer price $54,999

Occupancy floor 49%

Sensitivity live

Price	-10% $621	-5% $606	+0% $590	+5% $575	+10% $559
Rent	-10% $489	-5% $539	+0% $590	+5% $641	+10% $691
Rate	-1.0pp $618	-0.5pp $604	base $590	+0.5pp $576	+1.0pp $561

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $54,999 Active 508 DOM
2. 2026-09-23
   days on market $54,999 Active 507 DOM
3. 2026-09-21
   days on market $54,999 Active 505 DOM
4. 2026-09-20
   days on market $54,999 Active 504 DOM
5. 2026-09-19
   days on market $54,999 Active 503 DOM
6. 2026-09-19
   days on market $54,999 Active 502 DOM
7. 2026-09-17
   days on market $54,999 Active 501 DOM
8. 2026-09-17
   days on market $54,999 Active 500 DOM
9. 2026-09-16
   days on market $54,999 Active 499 DOM
10. 2026-09-14
    days on market $54,999 Active 498 DOM
11. 2026-09-13
    days on market $54,999 Active 497 DOM
12. 2026-09-12
    days on market $54,999 Active 496 DOM
13. 2026-09-11
    days on market $54,999 Active 495 DOM
14. 2026-09-05
    days on market $54,999 Active 489 DOM
15. 2026-09-04
    days on market $54,999 Active 488 DOM
16. 2026-09-03
    days on market $54,999 Active 487 DOM
17. 2026-09-02
    days on market $54,999 Active 486 DOM
18. 2026-08-31
    days on market $54,999 Active 483 DOM
19. 2026-08-29
    days on market $54,999 Active 482 DOM
20. 2026-08-28
    days on market $54,999 Active 481 DOM
21. 2026-08-27
    days on market $54,999 Active 480 DOM
22. 2026-08-26
    days on market $54,999 Active 479 DOM
23. 2026-08-25
    days on market $54,999 Active 478 DOM
24. 2026-08-24
    days on market $54,999 Active 477 DOM
25. 2026-08-23
    days on market $54,999 Active 476 DOM
26. 2026-08-22
    days on market $54,999 Active 475 DOM
27. 2026-08-21
    days on market $54,999 Active 474 DOM
28. 2026-08-20
    days on market $54,999 Active 473 DOM
29. 2026-08-19
    days on market $54,999 Active 472 DOM
30. 2026-08-18
    days on market $54,999 Active 471 DOM
31. 2026-08-17
    days on market $54,999 Active 470 DOM
32. 2026-08-16
    days on market $54,999 Active 469 DOM
33. 2026-08-15
    days on market $54,999 Active 468 DOM
34. 2026-08-13
    days on market $54,999 Active 466 DOM
35. 2026-08-12
    days on market $54,999 Active 465 DOM
36. 2026-08-11
    days on market $54,999 Active 464 DOM
37. 2026-08-10
    days on market $54,999 Active 463 DOM
38. 2026-08-09
    days on market $54,999 Active 462 DOM
39. 2026-08-08
    days on market $54,999 Active 461 DOM
40. 2026-08-07
    days on market $54,999 Active 460 DOM
41. 2026-08-06
    days on market $54,999 Active 459 DOM
42. 2026-08-05
    days on market $54,999 Active 458 DOM
43. 2026-08-04
    days on market $54,999 Active 457 DOM
44. 2026-08-03
    days on market $54,999 Active 456 DOM
45. 2026-07-31
    days on market $54,999 Active 453 DOM
46. 2026-07-30
    days on market $54,999 Active 452 DOM
47. 2026-07-29
    days on market $54,999 Active 451 DOM
48. 2026-07-27
    days on market $54,999 Active 449 DOM
49. 2026-07-26
    days on market $54,999 Active 448 DOM
50. 2026-07-24
    days on market $54,999 Active 446 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 4/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $15,375
• − Mortgage interest: −$3,081
• − Property taxes: −$1,329
• − Insurance: −$275
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$1,600
• Taxable income: $6,630
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,490/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $40,750–$73,350 screening

This home requires significant repairs and maintenance, including a new roof, repainting, landscaping, and fencing repair/replacement. These updates will significantly improve its condition and value, making it a great investment opportunity.

Repairs flagged

• Major roof — The roof shows significant wear and tear, indicating a need for replacement.
• Moderate exterior siding — The siding has visible damage and discoloration, requiring repair or replacement.
• Major paint — The paint is peeling and chipping, indicating a need for repainting.
• Major fencing — The fencing is in poor condition, with sections missing or broken, requiring repair or replacement.

Value-add opportunities

• Resale New roof — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale Repainting — Repainting the exterior will refresh the home's appearance and make it more appealing to potential buyers. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape will enhance the home's curb appeal and increase its rental value. ↑
• Both Fencing repair/replacement — A functional and attractive fence will improve the home's safety and security, and also enhance its overall appearance. ↑

ⓘ 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.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Seymour El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Seymour Middle C TX #356/1,662 Nat'l #3,585/14,009 High Seymour H S B- TX #199/1,632 Nat'l #2,821/17,239

Schools (NCES district)

• District: Seymour ISD
• NCES district ID: 4839780
• Math proficiency: 55% ▼ -9.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $36,292
• Composite: 41.94/100
• National rank: #3353
• State rank: #195 of 826 in TX

B Composite livability gradescore 74/100

Livability — Seymour

• Score: 74/100
• State rank: #191
• US rank: #4884

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seymour, TX
• County: Baylor · 3,534 people
• Population (ZIP): 3,484
• Household income: $42,463
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 3% of renters

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Population outlook (Baylor County) Hauer SSP2

• Today (2025): 3,534 people
• By 2030: 3,462 · -2.0%
• By 2040: 3,321 · -6.0%
• By 2050: 3,209 · -9.2%
• By 2075: 3,093 · -12.5%
• By 2100: 2,597 · -26.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 11% Pacific Islander 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 3% Italian 2% Russian 1%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 9% Other Asian/Pacific 1%

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Political lean MEDSL · Baylor

• 2024 margin: Solid R (+77.1) · D 11.0% · R 88.1%
• 2008→2024 swing: -22.5pp toward R · 2008: -54.5pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+77.0 2016: R+72.1 2012: R+64.7 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.22%
• Current HPI: 131.3235
• 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

3 events — show timeline

• 2026-03-27 Relisted — HARMLS
• 2026-03-09 Pending — HARMLS
• 2025-04-16 Listed $54,999 HARMLS

Property tax history

+6.4%/yr

Latest (2025): $1,329 · +19.8% YoY. Source: county tax records.