135 Creekway Ln · Seguin, TX 78155

$177,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 6 Days on market

Built 1986 0.35 ac lot $186/sqft · 34% below area Est $270k · 34% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

STOP renting- own this refreshed home TODAY. Move-in ready, refurbished 2-bedroom, 2-bath mobile home situated on approximately 1/3 acre in a quiet neighborhood. This home features a covered front porch, spacious fenced back yard, and an inviting and cozy layout for ideal living. Enjoy the benefit of great nearby schools and plenty of outdoor space for pets, play, or entertaining. Owner Finance Available. A wonderful opportunity for homeowners or investors alike - don't miss it!

Key facts

• Covered front porch
• Outdoor space
• Quiet neighborhood

Tags

• COVERED FRONT PORCH
• SPACIOUS FENCED BACK YARD
• QUIET NEIGHBORHOOD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $177k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (28.8% below list).
• Recommended offer: $126k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Koennecke El (math 33% / reading 36%, grade F, #1,995 of 4,322 statewide, top 50%, 550 students, 73% FRL); Jim Barnes Middle (math 24% / reading 25%, grade F, #1,279 of 1,662 statewide, top 78%, 797 students, 75% 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); 1377 active listings in the ZIP; 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,052 (28.8% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

• ARV (median comp): $269,723
• List price: $177,000
• Delta: -33.45%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Parkcreek	0.23mi	3/2.0 (+1)	1,064 (+12%)	7mo	$159,900	$150	59

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: -21.7%
• Equity multiple: 0.26×
• Total profit: $-36,860
• Equity at exit: $26,391

10-year hold

• IRR: -17.7%
• Equity multiple: 0.07×
• Total profit: $-46,080
• Equity at exit: $15,304

Cash invested: $49,560 (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: 1377
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-109

Break-even live

Break-even rent $1,398

Max offer price $157,810

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-59	+0% $-109	+5% $-159	+10% $-209
Rent	-10% $-208	-5% $-158	+0% $-109	+5% $-59	+10% $-9
Rate	-1.0pp $-19	-0.5pp $-64	base $-109	+0.5pp $-154	+1.0pp $-201

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $177,000 Active 6 DOM
2. 2026-06-18
   days on market $177,000 Active 3 DOM
3. 2026-06-17
   days on market $177,000 Active 2 DOM
4. 2026-06-16
   remarks 586-char remark
5. 2026-06-16
   pricedays on marketlisting id $177,000 Active 1 DOM
6. 2026-06-13
   days on market $179,500 Active 87 DOM
7. 2026-06-09
   days on market $179,500 Active 83 DOM
8. 2026-06-08
   days on market $179,500 Active 82 DOM
9. 2026-06-07
   days on market $179,500 Active 81 DOM
10. 2026-06-04
    days on market $179,500 Active 78 DOM
11. 2026-06-03
    days on market $179,500 Active 77 DOM
12. 2026-06-02
    days on market $179,500 Active 76 DOM
13. 2026-06-01
    days on market $179,500 Active 75 DOM
14. 2026-05-31
    days on market $179,500 Active 74 DOM
15. 2026-03-18
    listed $179,500 New 483-char remark

    Show marketing remark (483 chars)

    STOP renting- own this refreshed home TODAY. Move-in ready, refurbished 2-bedroom, 2-bath mobile home situated on approximately 1/3 acre in a quiet neighborhood. This home features a covered front porch, spacious fenced back yard, and an inviting and cozy layout for ideal living. Enjoy the benefit of great nearby schools and plenty of outdoor space for pets, play, or entertaining. Owner Finance Available. A wonderful opportunity for homeowners or investors alike - don't miss it!

16. 2026-02-27
    price $179,500 618-char remark

    Show marketing remark (618 chars)

    STOP renting- own this refreshed home TODAY. Move-in ready, refurbished 2-bedroom, 2-bath mobile home situated on approximately 1/3 acre in a quiet neighborhood. This home features a covered front porch, spacious fenced back yard, and an inviting and cozy layout for ideal living. Enjoy the benefit of great nearby schools and plenty of outdoor space for pets, play, or entertaining. Owner Finance Available. A wonderful opportunity for homeowners or investors alike - don't miss it! Call today for a personal tour. Owner Financing Available! 10% to 20% down, Interest Rate12.99% at 20% down, and 13.99% at 10% down.

17. 2025-12-17
    listed $189,500 Active 618-char remark

    Show marketing remark (618 chars)

    STOP renting- own this refreshed home TODAY. Move-in ready, refurbished 2-bedroom, 2-bath mobile home situated on approximately 1/3 acre in a quiet neighborhood. This home features a covered front porch, spacious fenced back yard, and an inviting and cozy layout for ideal living. Enjoy the benefit of great nearby schools and plenty of outdoor space for pets, play, or entertaining. Owner Finance Available. A wonderful opportunity for homeowners or investors alike - don't miss it! Call today for a personal tour. Owner Financing Available! 10% to 20% down, Interest Rate12.99% at 20% down, and 13.99% at 10% down.

18. 2024-03-06
    soldstatus
19. 2023-03-29
    soldstatus
20. 2023-03-29
    soldstatus
21. 2023-03-29
    soldstatus
22. 2023-02-15
    soldstatus
23. 2022-03-18
    soldstatus
24. 1999-06-29
    soldstatus

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $3,239 · $270/mo
• Expected delta: +$2,009/yr (+$167/mo · 163.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 23 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: $15,126
• − Mortgage interest: −$9,915
• − Property taxes: −$1,230
• − Insurance: −$885
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$5,149
• Taxable loss: −$4,473
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $-230/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: 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

• 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

-5.3% since first listed

10 events — show timeline

• 2026-03-18 Listed $179,500 LERA
• 2026-02-27 Price Changed $179,500 CTXMLS
• 2025-12-17 Listed $189,500 CTXMLS
• 2024-03-06 Sold (Public Records) — Public Records
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-03-29 Sold (Public Records) — Public Records
• 2023-02-15 Sold (Public Records) — Public Records
• 2022-03-18 Sold (Public Records) — Public Records
• 1999-06-29 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2026): $1,230 · +23.5% YoY. Source: county tax records.