929 Veterans St · Seguin, TX 78155

$128,000

2 bd · 2.0 ba · 728 sqft · SingleFamily public records · 78 Days on market

Built 1956 4,983 sqft lot $176/sqft · 11% below area Est $144k · 11% under ↓ 7% since listing

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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 +18.4/30.0
• ARV discount +12.6/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Mid-century cottage in the heart of Seguin. This property offers a unique opportunity for an investor or a DIY enthusiast to put the finishing touches on a significant renovation. The remodel includes a new master bed/bathroom, new metal roof, foundation, electrical, plumbing, flooring, windows, cabinets and bathrooms. The interior has been refinished with clean, neutral colors and minimalistic features that compliment any style of decor. This single story, 2 bed, 2 bath home is an unusual find for the neighborhood. The home is situated on a flat, manageable size lot, with large shade trees in the front. Located a short drive from downtown Seguin and has convenient access to I-10 for easy commuting. This home is primed for a quick turnaround or a personalized residence.

Key facts

• New metal roof
• New plumbing
• New foundation

Tags

• MID-CENTURY COTTAGE
• SIGNIFICANT RENOVATION
• NEW METAL ROOF
• NEW FOUNDATION
• NEW ELECTRICAL
• NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (8.4% below list).
• Recommended offer: $117k (8.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $885 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 78 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $117,207 (8.4% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $144,328
• List price: $128,000
• Delta: -11.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Salinas	0.43mi	1/1.0 (-1)	800 (+10%)	1mo	$135,000	$169	54
1024 Juarez St	0.64mi	3/1.0 (+1)	764 (+5%)	4mo	$169,900	$222	50
1019 Bartholomae St	0.72mi	2/1.0	730 (+0%)	19mo	$179,900	$246	46
413 Benbo St	0.71mi	2/1.0	700 (-4%)	14mo	$169,000	$241	45
1015 W New Braunfels St	0.66mi	2/1.0	768 (+6%)	18mo	$170,000	$221	41
1619 N Bowie St	0.68mi	2/1.0	680 (-7%)	21mo	$162,000	$238	36
1029 N Milam St	0.64mi	2/1.0	832 (+14%)	16mo	$174,000	$209	29

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-14,238
• Equity at exit: $19,085

10-year hold

• IRR: -3.1%
• Equity multiple: 0.80×
• Total profit: $-7,179
• Equity at exit: $11,067

Cash invested: $35,840 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,172 high
• Mortgage (P&I): −$671
• Tax from tax record: −$81 /mo · $974/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $120

Break-even live

Break-even rent $1,020

Max offer price $128,000

Occupancy floor 85%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 E Pine St Seguin, TX	2.0	1.0	672	$1,150	$1.71	2d	1	0.79mi
300 N Milam St Seguin, TX	1.0	1.0	700	$950	$1.36	43d	1	0.82mi
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,108	$1.16	19d	5	1.28mi
2551 N Guadalupe St Apt 2209 Seguin, TX	1.0	1.0	648	$937	$1.45	4d	1	1.28mi
2551 N Guadalupe St Unit 2109 Seguin, TX	1.0	1.0	648	$937	$1.45	43d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $128,000 Active 78 DOM
2. 2026-06-17
   days on market $128,000 Active 77 DOM
3. 2026-06-16
   days on market $128,000 Active 76 DOM
4. 2026-06-13
   days on market $128,000 Active 73 DOM
5. 2026-06-09
   days on market $128,000 Active 69 DOM
6. 2026-06-08
   days on market $128,000 Active 68 DOM
7. 2026-06-07
   days on market $128,000 Active 67 DOM
8. 2026-06-04
   days on market $128,000 Active 64 DOM
9. 2026-06-03
   days on market $128,000 Active 63 DOM
10. 2026-06-02
    days on market $128,000 Active 62 DOM
11. 2026-06-01
    days on market $128,000 Active 61 DOM
12. 2026-05-31
    days on market $128,000 Active 60 DOM
13. 2026-05-07
    price $128,000 789-char remark

    Show marketing remark (789 chars)

    Charming Mid-century cottage in the heart of Seguin. This property offers a unique opportunity for an investor or a DIY enthusiast to put the finishing touches on a significant renovation. The remodel includes a new master bed/bathroom, new metal roof, foundation, electrical, plumbing, flooring, windows, cabinets and bathrooms. The interior has been refinished with clean, neutral colors and minimalistic features that compliment any style of decor. This single story, 2 bed, 2 bath home is an unusual find for the neighborhood. The home is situated on a flat, manageable size lot, with large shade trees in the front. Located a short drive from downtown Seguin and has convenient access to I-10 for easy commuting. This home is primed for a quick turnaround or a personalized residence.

14. 2026-04-15
    price $132,000 789-char remark

    Show marketing remark (789 chars)

    Charming Mid-century cottage in the heart of Seguin. This property offers a unique opportunity for an investor or a DIY enthusiast to put the finishing touches on a significant renovation. The remodel includes a new master bed/bathroom, new metal roof, foundation, electrical, plumbing, flooring, windows, cabinets and bathrooms. The interior has been refinished with clean, neutral colors and minimalistic features that compliment any style of decor. This single story, 2 bed, 2 bath home is an unusual find for the neighborhood. The home is situated on a flat, manageable size lot, with large shade trees in the front. Located a short drive from downtown Seguin and has convenient access to I-10 for easy commuting. This home is primed for a quick turnaround or a personalized residence.

15. 2026-04-01
    listed $137,500 Active 789-char remark

    Show marketing remark (789 chars)

    Charming Mid-century cottage in the heart of Seguin. This property offers a unique opportunity for an investor or a DIY enthusiast to put the finishing touches on a significant renovation. The remodel includes a new master bed/bathroom, new metal roof, foundation, electrical, plumbing, flooring, windows, cabinets and bathrooms. The interior has been refinished with clean, neutral colors and minimalistic features that compliment any style of decor. This single story, 2 bed, 2 bath home is an unusual find for the neighborhood. The home is situated on a flat, manageable size lot, with large shade trees in the front. Located a short drive from downtown Seguin and has convenient access to I-10 for easy commuting. This home is primed for a quick turnaround or a personalized residence.

16. 2023-09-13
    soldstatus
17. 2023-09-13
    soldstatus
18. 2011-07-27
    soldstatus
19. 2006-06-23
    soldstatus
20. 1998-10-15
    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: $974 · $81/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: +$1,369/yr (+$114/mo · 140.5%)

ⓘ 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 1/10 Low
• 🌡 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: $14,065
• − Mortgage interest: −$7,170
• − Property taxes: −$974
• − Insurance: −$640
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,724
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,609/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

• 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

-6.9% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $128,000 CTXMLS
• 2026-04-15 Price Changed $132,000 CTXMLS
• 2026-04-01 Listed $137,500 CTXMLS
• 2023-09-13 Sold (Public Records) — Public Records
• 2023-09-13 Sold (Public Records) — Public Records
• 2011-07-27 Sold (Public Records) — Public Records
• 2006-06-23 Sold (Public Records) — Public Records
• 1998-10-15 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2026): $974 · -24.4% YoY. Source: county tax records.