3081 S Stockdale Hwy. St · Seguin, TX 78155

$185,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 159 Days on market

Built 1981 0.27 ac lot $132/sqft · 25% below area Est $247k · 25% under

---

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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• 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

THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

Key facts

• Close to restaurants
• Extra large lot
• Refrigerator

Tags

• EXTRA LARGE LOT
• WORKING WOODBURNING STOVE
• ELECTRIC STOVE
• REFRIGERATOR
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $168k (9.0% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 159 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $247,134
• List price: $185,000
• Delta: -25.14%
• 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
106 Forest	0.41mi	3/2.0	1,432 (+2%)	6mo	$260,000	$182	68
641 Fm 467	0.69mi	3/2.0	1,457 (+4%)	0mo	$225,000	$154	57
157 Guadalupe River Dr	0.36mi	3/2.0	1,570 (+12%)	10mo	$282,500	$180	50
6027 Sutherland Springs Rd	0.51mi	3/2.0	1,345 (-4%)	22mo	$178,000	$132	47
100 Meadow Lk	0.68mi	3/2.5	1,560 (+11%)	2mo	$374,900	$240	42
250 Guadalupe River Dr	0.71mi	3/2.0	1,600 (+14%)	3mo	$275,000	$172	37
129 Nueces Ln	0.71mi	3/2.0	1,592 (+14%)	14mo	$269,000	$169	28

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-23,609
• Equity at exit: $27,584

10-year hold

• IRR: -5.2%
• Equity multiple: 0.68×
• Total profit: $-16,822
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$970
• Tax from tax record: −$157 /mo · $1,878/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $126

Break-even live

Break-even rent $1,524

Max offer price $185,000

Occupancy floor 88%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	43d	1	0.09mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	4d	1	0.15mi
1051 Country Club Dr Seguin, TX	2.0–3.0	2.0	990	$1,400	$1.41	43d	3	0.66mi
1051 Country Club Dr #28 Seguin, TX	3.0	2.0	1032	$1,300	$1.26	3d	1	0.68mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$1,150	$1.39	1d	5	0.72mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	16d	1	0.83mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,449	$1.12	4d	1	1.10mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,275	$0.98	4d	1	1.13mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	1d	1	1.13mi
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	12d	1	1.15mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	23d	1	1.17mi
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,795	$0.96	23d	1	1.33mi
805 Riviera Ct Seguin, TX	4.0	2.5	1874	$1,795	$0.96	10d	1	1.33mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,560	$1.20	4d	1	1.33mi
365 Forshage Blvd Seguin, TX	2.0	1.0	1050	$1,550	$1.48	23d	1	1.35mi
401 Alta Vista Ter Seguin, TX	4.0	2.0	1667	$1,995	$1.20	23d	1	1.36mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	43d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 159 DOM
2. 2026-06-17
   days on market $185,000 Active 158 DOM
3. 2026-06-16
   days on market $185,000 Active 157 DOM
4. 2026-06-13
   statusdays on market $185,000 Active 154 DOM
5. 2026-05-15
   price $185,000 329-char remark

   Show marketing remark (329 chars)

   THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

6. 2026-05-13
   price $185 329-char remark

   Show marketing remark (329 chars)

   THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

7. 2026-03-27
   status Active 329-char remark

   Show marketing remark (329 chars)

   THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

8. 2026-03-27
   price $190,000 329-char remark

   Show marketing remark (329 chars)

   THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

9. 2026-03-20
   historical 329-char remark

   Show marketing remark (329 chars)

   THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

10. 2026-02-18
    price $195,000 329-char remark

    Show marketing remark (329 chars)

    THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

11. 2025-12-18
    listed $210,000 Active 329-char remark

    Show marketing remark (329 chars)

    THIS HOME HAS A LOT OF POTENCIAL, WITH EXTRA LARGE LOT this property qualifies for neighborhood commercial. there is a working woodburning stove included , also electric stove and Refrigerator. It is close to all the Sequin has to offer, walking distance to Starky park, restaurants, The Seguin Events center and many many more!

12. 2024-09-06
    status Pending
13. 2024-08-26
    historical Active Under Contract
14. 2024-08-19
    listed $179,900 Active
15. 2024-04-01
    soldstatus
16. 1998-11-30
    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: $1,878 · $157/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$1,507/yr (+$126/mo · 80.2%)

ⓘ 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 · 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: $20,193
• − Mortgage interest: −$10,363
• − Property taxes: −$1,878
• − Insurance: −$925
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$5,382
• Taxable loss: −$1,586
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $1,888/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

+2.8% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $185,000 CTXMLS
• 2026-05-13 Price Changed $185 CTXMLS
• 2026-03-27 Relisted — CTXMLS
• 2026-03-27 Price Changed $190,000 CTXMLS
• 2026-03-20 Listing Removed — CTXMLS
• 2026-02-18 Price Changed $195,000 CTXMLS
• 2025-12-18 Listed $210,000 CTXMLS
• 2024-09-06 Pending — CTXMLS
• 2024-08-26 Contingent — CTXMLS
• 2024-08-19 Listed $179,900 CTXMLS
• 2024-04-01 Sold (Public Records) — Public Records
• 1998-11-30 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2026): $1,878 · +5.2% YoY. Source: county tax records.