611 N Stratton St · Seymour, TX 76380

$74,900

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 82 Days on market

Built 1940 0.31 ac lot Est $108k · 30% under ↓ 25% since listing

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• Appreciation +8.6/10.0
• 1% rule +8.1/10.0
• 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

Two bedroom home in a great neighborhood with a one bedroom apartment in the back within walking distance to elementary school. Large living and dining room and spacious bedrooms with 9' ceilings throughout. Bathroom currently has a walk-in tub. Extra room could be used for 3rd bedroom, playroom or den. Attached garage with automatic door and fenced backyard. There is also a spacious apartment in the back with a living room, one bedroom, a kitchen and a double carport. With a little work, it could be rented for additional income. Located in an established neighborhood with owner-occupied homes.

Key facts

• Walk-in tub
• Double carport
• Fenced backyard

Tags

• WALK-IN TUB
• FENCED BACKYARD
• DOUBLE CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.7% 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.
• Zoned schools: Seymour El (math 52% / reading 37%, grade F, #1,155 of 4,322 statewide, top 29%, 277 students, 65% FRL) — zoned schools average 65% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($518 loan paydown + $5k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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 1940 — 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 $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.31% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $107,540
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 N Stratton St	0.00mi	2/1.0	1,232 (+9%)	1mo	$74,900	$61	84
400 N Tackitt St	0.20mi	2/2.0	1,282 (+13%)	2mo	$105,000	$82	63
710 N Cedar St	0.42mi	3/2.0 (+1)	1,104 (-2%)	14mo	$89,900	$81	56
511 W Morris St	0.72mi	2/1.0	1,209 (+7%)	1mo	$115,000	$95	54
411 N River St	0.72mi	2/1.0	1,028 (-9%)	2mo	$135,000	$131	49
703 W Nevada St	0.74mi	2/1.0	1,041 (-8%)	5mo	$119,500	$115	48
510 W Custer St	0.65mi	2/1.0	1,216 (+7%)	24mo	$149,900	$123	37

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: 27.6%
• Equity multiple: 2.92×
• Total profit: $40,242
• Equity at exit: $52,994

10-year hold

• IRR: 25.1%
• Equity multiple: 6.11×
• Total profit: $107,240
• Equity at exit: $101,668

Cash invested: $20,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $983 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$149 /mo · $1,783/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $204

Break-even live

Break-even rent $725

Max offer price $74,900

Occupancy floor 74%

Sensitivity live

Price	-10% $247	-5% $226	+0% $204	+5% $183	+10% $162
Rent	-10% $127	-5% $165	+0% $204	+5% $243	+10% $282
Rate	-1.0pp $242	-0.5pp $223	base $204	+0.5pp $185	+1.0pp $165

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   status Pending 602-char remark

   Show marketing remark (602 chars)

   Two bedroom home in a great neighborhood with a one bedroom apartment in the back within walking distance to elementary school. Large living and dining room and spacious bedrooms with 9' ceilings throughout. Bathroom currently has a walk-in tub. Extra room could be used for 3rd bedroom, playroom or den. Attached garage with automatic door and fenced backyard. There is also a spacious apartment in the back with a living room, one bedroom, a kitchen and a double carport. With a little work, it could be rented for additional income. Located in an established neighborhood with owner-occupied homes.

3. 2026-04-01
   listed $74,900 Active 602-char remark

   Show marketing remark (602 chars)

   Two bedroom home in a great neighborhood with a one bedroom apartment in the back within walking distance to elementary school. Large living and dining room and spacious bedrooms with 9' ceilings throughout. Bathroom currently has a walk-in tub. Extra room could be used for 3rd bedroom, playroom or den. Attached garage with automatic door and fenced backyard. There is also a spacious apartment in the back with a living room, one bedroom, a kitchen and a double carport. With a little work, it could be rented for additional income. Located in an established neighborhood with owner-occupied homes.

4. 2026-02-03
   listed $74,900 Active
5. 2025-12-31
   historical
6. 2025-08-19
   price $79,999
7. 2025-07-29
   status Active
8. 2025-07-25
   historical Active Option Contract
9. 2025-04-15
   price $89,999
10. 2024-12-17
    listed $99,999 Active

ⓘ 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: $1,783 · $149/mo
• Projected year-2 tax: $1,783 · $149/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,801
• − Mortgage interest: −$4,196
• − Property taxes: −$1,783
• − Insurance: −$374
• − Repairs & maintenance: −$944
• − Management: −$944
• − Depreciation: −$2,179
• Taxable income: $1,381
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,120/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

-25.1% since first listed

10 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-16 Pending — NTREIS
• 2026-04-01 Listed $74,900 NTREIS
• 2026-02-03 Listed $74,900 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-08-19 Price Changed $79,999 NTREIS
• 2025-07-29 Relisted — NTREIS
• 2025-07-25 Contingent — NTREIS
• 2025-04-15 Price Changed $89,999 NTREIS
• 2024-12-17 Listed $99,999 NTREIS

Property tax history

+8.0%/yr

Latest (2025): $1,783 · -29.8% YoY. Source: county tax records.