5037 Stockdale Hwy · Seguin, TX 78155

$65,000

2 bd · 1.0 ba · 864 sqft · Other · 1 Days on market

Built 2000 Fair condition

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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
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

It & acirc; & euro; & trade; s 2 bedroom, , 1 bath , , 1 car garage recently new roof 8 years old, , I & acirc; & euro; & trade; m asking $65000 . 00due to needing repairs!!! Contact: Debra 8 am to 4 pm [phone]

Key facts

• Built 2000

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 17.8% 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, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.19%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 2.54×
• Total profit: $27,975
• Equity at exit: $9,692

10-year hold

• IRR: 42.8%
• Equity multiple: 4.87×
• Total profit: $70,441
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $625

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $670	-5% $647	+0% $625	+5% $602	+10% $580
Rent	-10% $517	-5% $571	+0% $625	+5% $678	+10% $732
Rate	-1.0pp $657	-0.5pp $641	base $625	+0.5pp $608	+1.0pp $591

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	5d	1	0.25mi
1051 Country Club Dr Seguin, TX	2.0–3.0	2.0	990	$1,200	$1.21	44d	3	0.69mi
1051 Country Club Dr #28 Seguin, TX	3.0	2.0	1032	$1,300	$1.26	4d	1	0.70mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$925	$1.12	2d	5	0.76mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	17d	1	1.03mi
365 Forshage Blvd Seguin, TX	2.0	1.0	1050	$1,550	$1.48	24d	1	1.26mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	24d	1	1.37mi

Listing history 1 events

1. 2026-05-26
   listed $65,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $16,312
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,891
• Taxable income: $6,871
• Est. tax owed @ 24.0%: −$1,649
• After-tax cash flow: $5,847/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 · 1 photo

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on exterior siding, flooring, and interior walls. Paint and minor repairs will significantly improve its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major flooring — Worn carpet, visible wear
• Major interior walls/paint — Painted walls, some peeling

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet — Improves living space and rental appeal
• Both Paint interior walls — Enhances interior appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
flooring · Worn carpet, visible wear	Major	$15,000–50,000
interior walls/paint · Painted walls, some peeling	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet — Improves living space and rental appeal ↑
• Both Paint interior walls — Enhances interior appearance and value ↑

ⓘ 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

1 event — show timeline

• 2026-05-26 Listed $65,000 FSBO.com