503 N Cedar St · Seymour, TX 76380

$54,999

3 bd · 1.0 ba · 1,630 sqft · SingleFamily public records · 410 Days on market

Built 1929 9,365 sqft lot $34/sqft · 49% below area Est $108k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $529 ($6k/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 17.8% vs local median 5.5% 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.
• Market conditions: 50 active listings in the ZIP.

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 410 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 410 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 1929 — 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 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?
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: 2.19% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.20%
• DSCR: 2.83
• GRM: 3.8

CMA / ARV

• ARV (median comp): $107,888
• List price: $54,999
• Delta: -49.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W Miller	0.46mi	3/2.0	1,595 (-2%)	8mo	$98,000	$61	64
903 Plainview Rd	0.35mi	3/1.5	1,471 (-10%)	4mo	$110,000	$75	62
410 W Miller St	0.46mi	3/2.0	1,685 (+3%)	9mo	$195,000	$116	62
811 Reeves Rd	0.54mi	3/2.0	1,679 (+3%)	21mo	$190,000	$113	49
420 E Mclain St	0.55mi	2/2.0 (-1)	1,548 (-5%)	12mo	$110,000	$71	47
400 S Washington	0.57mi	3/1.0	1,500 (-8%)	20mo	$55,000	$37	43

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: 52.5%
• Equity multiple: 4.49×
• Total profit: $53,674
• Equity at exit: $38,914

10-year hold

• IRR: 48.3%
• Equity multiple: 9.50×
• Total profit: $130,841
• 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 →

ZIP-level market 76380

• Home prices YoY: 5.8%
• Active inventory: 50
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $529

Break-even live

Break-even rent $534

Max offer price $54,999

Occupancy floor 51%

Sensitivity live

Price	-10% $560	-5% $544	+0% $529	+5% $513	+10% $498
Rent	-10% $434	-5% $481	+0% $529	+5% $576	+10% $624
Rate	-1.0pp $556	-0.5pp $543	base $529	+0.5pp $514	+1.0pp $500

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
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $54,999 Active 410 DOM
2. 2026-06-17
   days on market $54,999 Active 409 DOM
3. 2026-06-16
   days on market $54,999 Active 408 DOM
4. 2026-06-15
   days on market $54,999 Active 407 DOM
5. 2026-06-15
   days on market $54,999 Active 406 DOM
6. 2026-06-13
   days on market $54,999 Active 405 DOM
7. 2026-06-12
   days on market $54,999 Active 404 DOM
8. 2026-06-09
   days on market $54,999 Active 401 DOM
9. 2026-06-08
   days on market $54,999 Active 400 DOM
10. 2026-06-08
    days on market $54,999 Active 399 DOM
11. 2026-06-07
    days on market $54,999 Active 398 DOM
12. 2026-06-03
    days on market $54,999 Active 395 DOM
13. 2026-06-02
    days on market $54,999 Active 394 DOM
14. 2026-06-01
    days on market $54,999 Active 393 DOM
15. 2026-05-31
    days on market $54,999 Active 392 DOM
16. 2026-03-27
    status Active 425-char remark

    Show marketing remark (425 chars)

    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.

17. 2026-03-09
    status Pending 425-char remark

    Show marketing remark (425 chars)

    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.

18. 2025-04-16
    listed $54,999 Active 425-char remark

    Show marketing remark (425 chars)

    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.

ⓘ 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: $14,442
• − Mortgage interest: −$3,081
• − Property taxes: −$1,329
• − Insurance: −$275
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$1,600
• Taxable income: $5,847
• Est. tax owed @ 24.0%: −$1,403
• After-tax cash flow: $4,941/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: 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

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
• Population (ZIP): 3,484

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%

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%

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

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.