262 W Richmond St · Giddings, TX 78942

$225,000

4 bd · 1.0 ba · 1,820 sqft · SingleFamily public records · 28 Days on market

Built 1945 0.62 ac lot $124/sqft · 24% below area Est $294k · 24% under

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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 +10.9/30.0
• Schools +3.8/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, two-story home built in 1945, thoughtfully updated while preserving its original character. This 4-bedroom, 2-bath residence features a desirable layout with the primary suite located on the main floor, offering both comfort and convenience. Interior updates include fresh paint, new flooring throughout, and distinctive wood ceilings that add warmth and architectural interest to the home. The spacious living area connects seamlessly to the dining room and open kitchen, creating a functional and inviting space ideal for both everyday living and entertaining. Upstairs, additional bedrooms provide flexibility for guests, a home office space, or growing households. The home offers a ba

Key facts

• Spacious living area
• Primary suite
• Two story home

Tags

• TWO STORY HOME
• PRIMARY SUITE
• DISTINCTIVE WOOD CEILINGS
• SPACIOUS LIVING AREA
• MULTIPLE MATURE TREES
• EASY ACCESS TO HIGHWAY 290

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Driveway with 2 open outside parking spaces
• Security: Smoke detectors
• Utilities: Electricity connected; Natural gas available; Public water; Public sewer; Phone service available; Sewer connected; Water connected
• Home design: 2-story home; Faces north; Pillar/post/pier foundation
• Construction: Frame construction with wood siding; Composition shingle roof; Year built per public records
• Exterior features: Covered front porch; Exterior steps; Poultry coop; Back yard; Landscaped yard; Many large trees; Alley access; Front yard; Gentle sloping

Interior

• Kitchen: Free-standing electric range; Range hood; Stainless steel appliances
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: High ceilings; Open floor plan; Interior steps; Blinds; Wood window frames
• Laundry & utility: Hall laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (20.0% below list).
• Recommended offer: $180k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.4% in Giddings — 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 64/100 on livability (#751 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Giddings ISD (rural): math 45% / reading 45% proficiency, ranked #270 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Giddings El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 574 students, 72% FRL); Giddings Middle (math 41% / reading 45%, grade D-, #540 of 1,662 statewide, top 33%, 455 students, 57% FRL); Giddings H S (math 77% / reading 62%, grade B, #119 of 1,632 statewide, top 9%, 653 students, 46% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 90% 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 $180,000 (20.0% 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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $294,253
• List price: $225,000
• Delta: -23.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
592 E Hempstead	0.41mi	3/1.0 (-1)	1,836 (+1%)	4mo	$319,000	$174	72
429 S Williamson St	0.08mi	4/2.0	1,612 (-11%)	2mo	$329,000	$204	71
311 E Galveston St	0.29mi	3/2.0 (-1)	1,774 (-2%)	11mo	$320,000	$180	64
449 S Williamson St	0.09mi	4/2.0	1,560 (-14%)	9mo	$315,000	$202	60
726 W Columbus St	0.48mi	4/2.0	1,950 (+7%)	8mo	$370,000	$190	56
754 W Columbus St	0.48mi	4/2.0	1,955 (+7%)	13mo	$362,500	$185	51
982 S Navarro St	0.52mi	4/2.0	1,882 (+3%)	21mo	$360,000	$191	49
411 E Galveston St	0.33mi	3/2.0 (-1)	1,676 (-8%)	23mo	$305,000	$182	43
321 S Chambers St	0.46mi	3/2.0 (-1)	1,692 (-7%)	20mo	$299,000	$177	41
261 S Knox Ave	0.65mi	3/2.0 (-1)	1,780 (-2%)	20mo	$349,000	$196	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-42,725
• Equity at exit: $33,548

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-45,256
• Equity at exit: $19,454

Cash invested: $63,000 (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 78942

• Home prices YoY: -17.2%
• Active inventory: 92
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$247 /mo · $2,962/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-98

Break-even live

Break-even rent $1,925

Max offer price $207,604

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-35	+0% $-98	+5% $-162	+10% $-226
Rent	-10% $-241	-5% $-170	+0% $-98	+5% $-27	+10% $44
Rate	-1.0pp $15	-0.5pp $-41	base $-98	+0.5pp $-157	+1.0pp $-216

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Cactus St Giddings, TX	3.0	2.0	1350	$1,800	$1.33	19d	1	0.88mi

Listing history 11 events

1. 2026-04-29
   listed $225,000 Active 1153-char remark
2. 2026-03-25
   price
3. 2026-02-18
   price
4. 2026-01-20
   price
5. 2026-01-12
   listed Active
6. 2025-10-09
   price
7. 2025-08-30
   price
8. 2025-07-27
   listed Active
9. 2002-07-16
   soldstatus
10. 2002-06-16
    historical
11. 2002-04-04
    listed $92,000

ⓘ 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: $2,962 · $247/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,156/yr (+$96/mo · 39.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $21,600
• − Mortgage interest: −$12,603
• − Property taxes: −$2,962
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,545
• Taxable loss: −$5,092
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $40/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: Giddings ISD
• NCES district ID: 4820640
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $46,580
• Composite: 38.32/100
• National rank: #4226
• State rank: #270 of 826 in TX

Livability — Giddings

• Score: 64/100
• State rank: #751
• US rank: #13837

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Giddings, TX
• Population (ZIP): 9,858

Population outlook (Lee County) Hauer SSP2

• Today (2025): 17,796 people
• By 2030: 18,082 · +1.6%
• By 2040: 18,377 · +3.3%
• By 2050: 17,950 · +0.9%
• By 2075: 16,005 · -10.1%
• By 2100: 13,413 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 12% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 2% Romanian 2% Portuguese 2%
• Foreign-born: 10% · Canada
• Languages at home: 73% English-only · Spanish 26% German/W. Germanic 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -24.2pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+55.7 2016: R+55.6 2012: R+46.3 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.66%
• Current HPI: 205.1633
• 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

+144.6% since first listed

14 events — show timeline

• 2026-06-16 Sold (MLS) — Unlock MLS
• 2026-05-27 Pending — Unlock MLS
• 2026-05-19 Contingent — Unlock MLS
• 2026-04-29 Listed $225,000 Unlock MLS
• 2026-03-25 Price Changed — Unlock MLS
• 2026-02-18 Price Changed — Unlock MLS
• 2026-01-20 Price Changed — Unlock MLS
• 2026-01-12 Listed — Unlock MLS
• 2025-10-09 Price Changed — Unlock MLS
• 2025-08-30 Price Changed — Unlock MLS
• 2025-07-27 Listed — Unlock MLS
• 2002-07-16 Sold (MLS) — Unlock MLS
• 2002-06-16 Delisted — Unlock MLS
• 2002-04-04 Listed $92,000 Unlock MLS

Property tax history

+4.7%/yr

Latest (2025): $2,962 · +5.3% YoY. Source: county tax records.