Beckman Plan · Seguin, TX 78155

$204,599

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 732 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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• 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 731 days

🏗️ New construction. The $204,599 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $207,367.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-59 ($-708/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (15.0% below list).
• Recommended offer: $174k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.6% 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: Vogel El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 401 students, 74% 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); 1833 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 732 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (18%) 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 $173,934 (15.0% 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 732 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $207,367
• List price: $204,599
• Delta: -1.33%
• 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
917 Riviera	0.04mi	3/2.0	1,260 (0%)	3mo	$199,495	$158	96
507 Wolf Crest Blvd	0.23mi	3/2.0	1,260 (0%)	6mo	$194,999	$155	84
516 Wolf Crest Blvd	0.27mi	3/2.0	1,260 (0%)	4mo	$192,999	$153	84
727 Summit Ter	0.16mi	3/2.0	1,260 (0%)	12mo	$192,999	$153	83
732 Summit Ter	0.19mi	3/2.0	1,260 (0%)	11mo	$184,999	$147	82
540 Wolf Crest Blvd	0.31mi	3/2.0	1,260 (0%)	5mo	$189,999	$151	82
706 Wolf Crest Blvd	0.26mi	3/2.0	1,260 (0%)	8mo	$182,999	$145	81
811 Summit Terraces	0.19mi	3/2.0	1,260 (0%)	14mo	$186,999	$148	80
830 Summit Terraces	0.26mi	3/2.0	1,260 (0%)	13mo	$182,099	$145	77
1045 Chachalaca Ct	0.46mi	3/2.0	1,263 (+0%)	15mo	$259,990	$206	66
763 Armadillo	0.75mi	3/2.0	1,262 (+0%)	4mo	$229,900	$182	61
816 El Camino Ct	0.14mi	3/2.0	1,413 (+12%)	15mo	$195,999	$139	61

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-38,997
• Equity at exit: $30,919

10-year hold

• IRR: -14.2%
• Equity multiple: 0.22×
• Total profit: $-45,388
• Equity at exit: $17,929

Cash invested: $58,063 (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: 45 active · 8 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $262,900 ($181/sqft)
• Median days on market: 128 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -9.2% vs current asking $/sqft

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

ZIP-level market 78155

• Rents YoY: 2.0%
• Active inventory: 1833
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$1,087
• Tax est. 1.5%: −$259 /mo · $3,111/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-59

Break-even live

Break-even rent $1,814

Max offer price $198,831

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $13	+0% $-59	+5% $-131	+10% $-202
Rent	-10% $-196	-5% $-128	+0% $-59	+5% $10	+10% $78
Rate	-1.0pp $45	-0.5pp $-6	base $-59	+0.5pp $-113	+1.0pp $-167

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: $51,842
• Closing costs: $6,221
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,795	$0.96	119d	1	0.15mi
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,650	$0.88	42d	1	0.15mi
809 Riviera Ct Seguin, TX	3.0	2.0	1474	$1,700	$1.15	85d	1	0.18mi
469 Wolf Crest Blvd Seguin, TX	4.0	2.0	1667	$1,597	$0.96	0d	1	0.19mi
401 Alta Vista Ter Seguin, TX	4.0	2.0	1667	$1,995	$1.20	119d	1	0.20mi
528 Wolf Crest Blvd Seguin, TX	3.0	2.0	1474	$1,597	$1.08	87d	1	0.26mi
841 Margay Loop Seguin, TX	4.0	2.0	1781	$1,650	$0.93	0d	1	0.60mi
829 Margay Loop Seguin, TX	3.0	2.0	1575	$1,775	$1.13	139d	1	0.62mi
829 Margay Loop Seguin, TX	3.0	2.0	1575	$1,775	$1.13	113d	1	0.62mi
1060 Pronghorn Trl Seguin, TX	3.0	2.0	1406	$1,650	$1.17	139d	1	0.63mi
1051 Country Club Dr #28 Seguin, TX	3.0	2.0	1032	$1,300	$1.26	99d	1	0.66mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$1,175	$1.42	0d	7	0.68mi
1051 Country Club Dr Seguin, TX	2.0–3.0	2.0	990	$1,400	$1.41	139d	3	0.69mi
912 Cinnamon Teal Seguin, TX	4.0	2.0	1796	$1,875	$1.04	43d	1	0.73mi
912 Cinnamon Teal Seguin, TX	4.0	2.0	1796	$1,895	$1.06	85d	1	0.73mi
771 Monarch Dr Seguin, TX	4.0	2.0	1612	$1,740	$1.08	98d	1	0.74mi
926 Country Club Dr Unit A Seguin, TX	3.0	2.0	1157	$1,250	$1.08	24d	1	0.75mi
800 Nodding Nixie Seguin, TX	4.0	2.0	1781	$1,745	$0.98	139d	1	0.76mi
837 Indigo Way Seguin, TX	4.0	2.0	1611	$1,900	$1.18	70d	1	0.79mi
837 Indigo Way Seguin, TX	4.0	2.0	1611	$1,800	$1.12	0d	1	0.79mi
723 Armadillo Dr Seguin, TX	4.0	2.0	1781	$1,875	$1.05	58d	1	0.80mi
821 Indigo Way Seguin, TX	4.0	2.0	1832	$1,795	$0.98	29d	1	0.81mi
728 Armadillo Dr New Berlin, TX	4.0	2.0	1612	$1,745	$1.08	40d	1	0.81mi
728 Armadillo Dr Seguin, TX	4.0	2.0	1612	$1,745	$1.08	93d	1	0.81mi
812 Indigo Way Seguin, TX	3.0	2.0	1574	$1,800	$1.14	40d	1	0.84mi
348 Desert Willow Seguin, TX	4.0	2.0	1831	$1,799	$0.98	0d	1	0.85mi
817 Pronghorn Trl Seguin, TX	3.0	2.0	1575	$1,695	$1.08	115d	1	0.86mi
541 Chaco Loop Seguin, TX	3.0	2.0	1263	$1,800	$1.43	83d	1	0.95mi
541 Chaco Loop Unit NA Seguin, TX	3.0	2.0	1263	$1,800	$1.43	60d	1	0.96mi
841 Bahia Pl Seguin, TX	3.0	2.0	1263	$1,650	$1.31	2d	1	0.99mi
821 Bahia Pl Seguin, TX	3.0	2.0	1575	$1,750	$1.11	0d	1	1.01mi
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	139d	1	1.39mi
1112 Renee St Seguin, TX	3.0	2.0	1372	$1,350	$0.98	24d	1	1.40mi
321 Blanks St Unit 10 Seguin, TX	2.0	1.0	890	$750	$0.84	10d	1	1.43mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	100d	1	1.45mi
612 Hudson St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	10d	1	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $204,599 Active 732 DOM
2. 2026-09-23
   days on market $204,599 Active 731 DOM
3. 2026-09-22
   days on market $204,599 Active 730 DOM
4. 2026-09-21
   days on market $204,599 Active 729 DOM
5. 2026-09-20
   days on market $204,599 Active 728 DOM
6. 2026-09-19
   days on market $204,599 Active 727 DOM
7. 2026-09-18
   days on market $204,599 Active 726 DOM
8. 2026-09-17
   days on market $204,599 Active 725 DOM
9. 2026-09-16
   days on market $204,599 Active 724 DOM
10. 2026-09-15
    days on market $204,599 Active 723 DOM
11. 2026-09-14
    days on market $204,599 Active 722 DOM
12. 2026-09-14
    price $204,599 Active 721 DOM
13. 2026-09-13
    days on market $200,599 Active 721 DOM
14. 2026-09-12
    days on market $200,599 Active 720 DOM
15. 2026-09-11
    pricedays on market $200,599 Active 719 DOM
16. 2026-09-05
    days on market $200,299 Active 713 DOM
17. 2026-09-04
    days on market $200,299 Active 712 DOM
18. 2026-09-03
    pricedays on market $200,299 Active 711 DOM
19. 2026-08-31
    days on market $196,999 Active 708 DOM
20. 2026-08-30
    days on market $196,999 Active 707 DOM
21. 2026-08-29
    days on market $196,999 Active 706 DOM
22. 2026-08-28
    days on market $196,999 Active 705 DOM
23. 2026-08-27
    days on market $196,999 Active 704 DOM
24. 2026-08-25
    days on market $196,999 Active 702 DOM
25. 2026-08-24
    days on market $196,999 Active 701 DOM
26. 2026-08-23
    days on market $196,999 Active 700 DOM
27. 2026-08-22
    days on market $196,999 Active 699 DOM
28. 2026-08-21
    days on market $196,999 Active 698 DOM
29. 2026-08-20
    days on market $196,999 Active 697 DOM
30. 2026-08-19
    days on market $196,999 Active 696 DOM
31. 2026-08-18
    days on market $196,999 Active 695 DOM
32. 2026-08-17
    days on market $196,999 Active 694 DOM
33. 2026-08-16
    days on market $196,999 Active 693 DOM
34. 2026-08-15
    days on market $196,999 Active 692 DOM
35. 2026-08-14
    days on market $196,999 Active 691 DOM
36. 2026-08-13
    days on market $196,999 Active 690 DOM
37. 2026-08-11
    days on market $196,999 Active 688 DOM
38. 2026-08-10
    days on market $196,999 Active 687 DOM
39. 2026-08-09
    days on market $196,999 Active 686 DOM
40. 2026-08-08
    days on market $196,999 Active 685 DOM
41. 2026-08-06
    days on market $196,999 Active 683 DOM
42. 2026-08-05
    days on market $196,999 Active 682 DOM
43. 2026-08-04
    days on market $196,999 Active 681 DOM
44. 2026-08-03
    days on market $196,999 Active 680 DOM
45. 2026-07-31
    days on market $196,999 Active 677 DOM
46. 2026-07-30
    days on market $196,999 Active 676 DOM
47. 2026-07-30
    days on market $196,999 Active 675 DOM
48. 2026-07-28
    days on market $196,999 Active 674 DOM
49. 2026-07-26
    days on market $196,999 Active 672 DOM
50. 2026-07-24
    days on market $196,999 Active 670 DOM

ⓘ 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: $20,872
• − Mortgage interest: −$11,616
• − Property taxes: −$3,111
• − Insurance: −$1,037
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$6,032
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $315/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 ↑

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Vogel El F TX #1,995/4,322 Nat'l #23,081/41,679 Middle Briesemeister Middle F TX #1,445/1,662 Nat'l #11,801/14,009 High Seguin H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

C Composite livability gradescore 66/100

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 · 196,854 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: 17% of renters

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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%

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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%

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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

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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

-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