Beckman Plan · Seguin, TX 78155

$188,499

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 634 Days on market

Excellent condition ↓ 25% since listing

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

Key facts

• 2 garage spots
• Listed 634 days

🏗️ New construction. The $188,499 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $208,467.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (4.9% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 634 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $62k (25%) 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,879 (12.0% 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 634 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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: 0.86% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $208,467
• List price: $188,499
• Delta: -9.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Wolf Crest Blvd	0.23mi	3/2.0	1,260 (0%)	3mo	$194,999	$155	87
516 Wolf Crest Blvd	0.27mi	3/2.0	1,260 (0%)	1mo	$192,999	$153	87
727 Summit Ter	0.16mi	3/2.0	1,260 (0%)	9mo	$192,999	$153	85
732 Summit Ter	0.19mi	3/2.0	1,260 (0%)	8mo	$184,999	$147	85
540 Wolf Crest Blvd	0.31mi	3/2.0	1,260 (0%)	2mo	$189,999	$151	84
706 Wolf Crest Blvd	0.26mi	3/2.0	1,260 (0%)	5mo	$182,999	$145	84
811 Summit Terraces	0.19mi	3/2.0	1,260 (0%)	11mo	$186,999	$148	82
830 Summit Terraces	0.26mi	3/2.0	1,260 (0%)	10mo	$182,099	$145	80
812 El Camino Ct	0.14mi	3/2.0	1,290 (+2%)	12mo	$184,823	$143	80
1045 Chachalaca Ct	0.46mi	3/2.0	1,263 (+0%)	12mo	$259,990	$206	68
763 Armadillo	0.75mi	3/2.0	1,262 (+0%)	1mo	$229,900	$182	64
816 El Camino Ct	0.14mi	3/2.0	1,413 (+12%)	12mo	$195,999	$139	63

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: -18.2%
• Equity multiple: 0.37×
• Total profit: $-37,011
• Equity at exit: $31,083

10-year hold

• IRR: -12.4%
• Equity multiple: 0.30×
• Total profit: $-41,008
• Equity at exit: $18,024

Cash invested: $58,371 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$1,093
• Tax est. 1.5%: −$261 /mo · $3,127/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-24

Break-even live

Break-even rent $1,824

Max offer price $204,964

Occupancy floor 96%

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: $52,117
• Closing costs: $6,254
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,795	$0.96	23d	1	0.15mi
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,795	$0.96	10d	1	0.15mi
401 Alta Vista Ter Seguin, TX	4.0	2.0	1667	$1,995	$1.20	23d	1	0.20mi
829 Margay Loop Seguin, TX	3.0	2.0	1575	$1,775	$1.13	43d	1	0.62mi
829 Margay Loop Seguin, TX	3.0	2.0	1575	$1,775	$1.13	17d	1	0.62mi
1060 Pronghorn Trl Seguin, TX	3.0	2.0	1406	$1,650	$1.17	43d	1	0.63mi
1051 Country Club Dr #28 Seguin, TX	3.0	2.0	1032	$1,300	$1.26	3d	1	0.66mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$1,150	$1.39	1d	5	0.68mi
1051 Country Club Dr Seguin, TX	2.0–3.0	2.0	990	$1,400	$1.41	43d	3	0.69mi
912 Cinnamon Teal Seguin, TX	4.0	2.0	1796	$1,945	$1.08	16d	1	0.73mi
771 Monarch Dr Seguin, TX	4.0	2.0	1612	$1,740	$1.08	2d	1	0.74mi
800 Nodding Nixie Seguin, TX	4.0	2.0	1781	$1,745	$0.98	43d	1	0.76mi
723 Armadillo Dr Seguin, TX	4.0	2.0	1781	$1,900	$1.07	1d	1	0.80mi
728 Armadillo Dr Seguin, TX	4.0	2.0	1612	$1,745	$1.08	1d	1	0.81mi
812 Indigo Way Seguin, TX	3.0	2.0	1574	$1,900	$1.21	1d	1	0.84mi
817 Pronghorn Trl Seguin, TX	3.0	2.0	1575	$1,695	$1.08	19d	1	0.86mi
541 Chaco Loop Seguin, TX	3.0	2.0	1263	$1,800	$1.43	1d	1	0.95mi
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	43d	1	1.39mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	4d	1	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $188,499 Active 634 DOM
2. 2026-06-17
   days on market $188,499 Active 633 DOM
3. 2026-06-16
   days on market $188,499 Active 632 DOM
4. 2026-06-13
   days on market $188,499 Active 629 DOM
5. 2026-06-09
   days on market $188,499 Active 625 DOM
6. 2026-06-08
   days on market $188,499 Active 624 DOM
7. 2026-06-07
   pricedays on market $188,499 Active 623 DOM
8. 2026-06-04
   days on market $187,999 Active 620 DOM
9. 2026-06-03
   days on market $187,999 Active 619 DOM
10. 2026-06-02
    days on market $187,999 Active 618 DOM
11. 2026-06-01
    days on market $187,999 Active 617 DOM
12. 2026-05-31
    days on market $187,999 Active 616 DOM
13. 2026-05-08
    price $187,499 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

14. 2025-11-23
    price $186,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

15. 2025-11-17
    price $184,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

16. 2025-09-01
    price $194,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

17. 2025-08-23
    price $204,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

18. 2025-04-04
    price $219,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

19. 2025-02-08
    status Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

20. 2025-02-07
    historical 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

21. 2024-12-01
    price $208,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

22. 2024-11-27
    price $211,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

23. 2024-09-26
    status Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

24. 2024-09-26
    price $214,999 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

25. 2024-03-19
    historical 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

26. 2024-03-14
    listed $249,999 Active 380-char remark

    Show marketing remark (380 chars)

    This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner's suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $21,516
• − Mortgage interest: −$11,677
• − Property taxes: −$3,127
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$6,064
• Taxable loss: −$3,838
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $631/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and updated window treatments to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Rental Replace window treatments — Updated window treatments can improve the home's rental appeal
• Both Install smart home devices — Smart home devices can increase both resale and rental value by enhancing convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Rental Replace window treatments — Updated window treatments can improve the home's rental appeal ↑
• Both Install smart home devices — Smart home devices can increase both resale and rental value by enhancing convenience and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-25.0% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $187,499 Zillow
• 2025-11-23 Price Changed $186,999 Zillow
• 2025-11-17 Price Changed $184,999 Zillow
• 2025-09-01 Price Changed $194,999 Zillow
• 2025-08-23 Price Changed $204,999 Zillow
• 2025-04-04 Price Changed $219,999 Zillow
• 2025-02-08 Relisted — Zillow
• 2025-02-07 Delisted — Zillow
• 2024-12-01 Price Changed $208,999 Zillow
• 2024-11-27 Price Changed $211,999 Zillow
• 2024-09-26 Relisted — Zillow
• 2024-09-26 Price Changed $214,999 Zillow
• 2024-03-19 Delisted — Zillow
• 2024-03-14 Listed $249,999 Zillow