3651 E Ih 10 · Seguin, TX 78155

$150,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 54 Days on market

Built 1948 Poor condition 0.50 ac lot $149/sqft · 44% below area Est $266k · 44% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with prime I-10 access! This 2-bedroom, 1-bath home offers 1,008 square feet of living space and sits on approximately half an acre, giving you plenty of room to expand, renovate, or reimagine the property to fit your needs. Conveniently located with easy access to IH-10, this property is ideal for investors, flippers, or buyers looking to create their own vision. The home does need some TLC, but the potential here is undeniable-whether you're looking for a rental, a starter project, or future commercial possibilities (buyer to verify). Guadalupe CAD reflects the address as 2900 E IH 10, Seguin, TX 78155, however the property is also commonly known as 3651 IH 10

Key facts

• Prime i-10 access
• Easy access to ih-10
• Half an acre

Tags

• PRIME I-10 ACCESS
• HALF AN ACRE
• EASY ACCESS TO IH-10
• GROWING AREA

Property features AI

Finance

• HOA & community: Subdivision: FUQUA BENJAMIN

Exterior

• Parking: 1-car garage
• Utilities: Septic; Co-op water
• Home design: Pre-owned home; Approximately 78 years old
• Construction: Composition roof
• Exterior features: Brick and siding exterior

Interior

• Kitchen: Kitchen approximately 15 x 15
• Bedrooms: Master bedroom approximately 10 x 15; Bedroom 2 approximately 10 x 15; Bedroom 3 approximately 10 x 15
• Flooring: Other flooring (see remarks)
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating fuel (see remarks); Two window A/C units
• Interior features: Living/dining room combination; All window coverings remain

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 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); 1342 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $4k 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 54 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $265,815
• List price: $150,000
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,819
• Equity at exit: $22,365

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,524
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $188

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3063 N Highway 123 Byp Unit 710 Seguin, TX	2.0	2.0	846	$1,127	$1.33	3d	1	0.66mi
1168 Sycamore St Seguin, TX	3.0	2.0	1017	$1,500	$1.47	1d	1	0.92mi
1152 Stanley Way Seguin, TX	3.0	2.5	1372	$1,395	$1.02	4d	1	1.00mi
1155 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	23d	1	1.02mi
1128 Stanley Way Seguin, TX	3.0	2.0	1372	$1,600	$1.17	43d	1	1.02mi
1143 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	14d	1	1.03mi
1516 Lucille St Seguin, TX	3.0	2.5	1372	$1,445	$1.05	14d	1	1.05mi
607 E Martindale St Unit B Seguin, TX	3.0	2.0	1020	$1,500	$1.47	17d	1	1.06mi
1119 Burek Cross Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.12mi
1128 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.15mi
1116 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.15mi
1112 Renee Way Seguin, TX	3.0	2.0	1372	$1,494	$1.09	12d	1	1.16mi
1114 Renee Way Seguin, TX	3.0	2.0	1372	$1,449	$1.06	43d	1	1.16mi
1131 Renee Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	43d	1	1.17mi
1102 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	12d	1	1.17mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	3d	1	1.19mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,445	$1.05	20d	1	1.19mi
1339 Mockingbird Ln Seguin, TX	3.0	2.0	1452	$1,975	$1.36	43d	1	1.21mi
526 E Baxter St Seguin, TX	3.0	2.0	1255	$1,350	$1.08	23d	1	1.21mi
1302 Canary Ln Seguin, TX	3.0	2.0	1300	$1,850	$1.42	2d	1	1.26mi
3414 Scott Cir Unit 3414 Seguin, TX	3.0	2.0	1372	$1,395	$1.02	16d	1	1.33mi
3414 Scott Cir Seguin, TX	3.0	2.0	1372	$1,449	$1.06	43d	1	1.33mi
3414 Scott Cir Seguin, TX	4.0	2.0	1372	$1,395	$1.02	10d	1	1.33mi
1111 N Highway 123 Byp Seguin, TX	2.0	1.0–2.0	677	$1,550	$2.29	1d	17	1.33mi
617 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,525	$1.11	43d	1	1.40mi
602 Grayson Ln Seguin, TX	3.0	2.0	1372	$1,395	$1.02	1d	1	1.40mi
625 Heathers Way Unit 625 Seguin, TX	3.0	2.0	1372	$1,400	$1.02	1d	1	1.42mi
636 Heathers Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	1d	1	1.42mi
636 Heathers Way Seguin, TX	3.0	2.0	1347	$1,450	$1.08	21d	1	1.42mi
636 Heathers Way Seguin, TX	3.0	2.0	1372	$1,445	$1.05	3d	1	1.42mi
601 Ashers Pl Seguin, TX	3.0	2.0	1372	$1,395	$1.02	10d	1	1.43mi
3406 Lindsay Ln Seguin, TX	3.0	2.0	1372	$1,395	$1.02	43d	1	1.46mi
620 Heathers Way Seguin, TX	3.0	2.0	1372	$1,350	$0.98	1d	1	1.46mi
3417 Haylee Grace Pl Unit 1 Seguin, TX	3.0	2.5	1230	$1,450	$1.18	16d	1	1.46mi
3500 Tripps Pl Seguin, TX	3.0	2.0	1473	$1,695	$1.15	1d	1	1.47mi

Listing history 13 events

1. 2026-06-17
   status $150,000 Pending 54 DOM
2. 2026-06-17
   days on market $150,000 Active 54 DOM
3. 2026-06-16
   days on market $150,000 Active 53 DOM
4. 2026-06-13
   days on market $150,000 Active 50 DOM
5. 2026-06-09
   days on market $150,000 Active 46 DOM
6. 2026-06-08
   days on market $150,000 Active 45 DOM
7. 2026-06-07
   days on market $150,000 Active 44 DOM
8. 2026-06-04
   days on market $150,000 Active 41 DOM
9. 2026-06-03
   days on market $150,000 Active 40 DOM
10. 2026-06-02
    days on market $150,000 Active 39 DOM
11. 2026-06-01
    days on market $150,000 Active 38 DOM
12. 2026-05-31
    days on market $150,000 Active 37 DOM
13. 2026-04-24
    listed $150,000 New 869-char remark

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

Taxation est. · year 1

• Rental income: $18,595
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,364
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,286/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severe damage
• Major bathroom fixtures — severe damage
• Major exterior siding — visible damage
• Major flooring — severe wear
• Major interior walls — severe paint damage

Value-add opportunities

• Both exterior siding repair — enhances curb appeal and value
• Both kitchen and bathroom updates — modernizes spaces and increases value
• Both HVAC replacement — improves comfort and energy efficiency
• Both landscaping and curb appeal — enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severe damage	Major	$15,000–50,000
bathroom fixtures · severe damage	Major	$15,000–50,000
exterior siding · visible damage	Major	$15,000–50,000
flooring · severe wear	Major	$15,000–50,000
interior walls · severe paint damage	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair — enhances curb appeal and value ↑
• Both kitchen and bathroom updates — modernizes spaces and increases value ↑
• Both HVAC replacement — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhances property's visual appeal ↑

ⓘ 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

2 events — show timeline

• 2026-06-17 Pending — LERA
• 2026-04-24 Listed $150,000 LERA