311 S Cedar St · Seymour, TX 76380

$125,000

2 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 68 Days on market

Built 1948 7,000 sqft lot $103/sqft · 38% above area Est $90k · 38% over

---

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).

• Cash flow +13.6/30.0
• Appreciation +8.6/10.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 2-bath home situated on a corner lot. The inviting living room features a large fireplace, creating a warm and welcoming atmosphere. The kitchen comes fully equipped with all appliances, and the laundry room includes a washer and dryer for added convenience. Exterior highlights include low-maintenance vinyl siding, a durable metal roof, a covered patio, and a double carport. Outdoor enthusiasts will appreciate the greenhouse and the 20×60 shop for storage or workspace.

Key facts

• Durable metal roof
• Large fireplace
• Covered patio

Tags

• CORNER LOT
• LARGE FIREPLACE
• FULLY EQUIPPED KITCHEN
• LOW-MAINTENANCE VINYL SIDING
• DURABLE METAL ROOF
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $6 ($75/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 $102k (18.2% below list).
• Recommended offer: $102k (18.2% below list) — sets the bar for 1% rule.

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); Seymour Middle (math 52% / reading 47%, grade C, #356 of 1,662 statewide, top 23%, 190 students, 64% FRL); Seymour H S (math 74% / reading 54%, grade B-, #199 of 1,632 statewide, top 14%, 177 students, 54% FRL) — zoned schools average 61% FRL vs 46% district-wide (15 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 $10k of equity ($864 loan paydown + $9k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,311 (18.2% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (median comp): $90,332
• List price: $125,000
• Delta: 38.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 W Belknap St	0.11mi	2/1.5	1,225 (+1%)	3mo	$115,000	$94	88
511 W Morris St	0.34mi	2/1.0	1,209 (+0%)	2mo	$115,000	$95	79
105 W China St St	0.31mi	2/1.0	1,178 (-2%)	16mo	$74,000	$63	64
604 S Cedar St	0.18mi	3/1.5 (+1)	1,063 (-12%)	1mo	$125,000	$118	63
400 N Tackitt St	0.57mi	2/2.0	1,282 (+6%)	2mo	$105,000	$82	62
603 W Mclain St	0.32mi	3/2.0 (+1)	1,333 (+10%)	2mo	$139,000	$104	61
305 S Donald St	0.14mi	2/1.0	1,128 (-7%)	23mo	$70,500	$63	59
611 N Stratton St	0.75mi	2/1.0	1,232 (+2%)	1mo	$74,900	$61	57
411 N River St	0.56mi	2/1.0	1,028 (-15%)	2mo	$135,000	$131	43
703 W Nevada St	0.57mi	2/1.0	1,041 (-14%)	5mo	$119,500	$115	42
710 N Cedar St	0.70mi	3/2.0 (+1)	1,104 (-9%)	14mo	$89,900	$81	36

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: 18.4%
• Equity multiple: 2.31×
• Total profit: $45,737
• Equity at exit: $88,441

10-year hold

• IRR: 17.5%
• Equity multiple: 4.78×
• Total profit: $132,447
• Equity at exit: $169,673

Cash invested: $35,000 (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 76380

• Home prices YoY: 5.8%
• Active inventory: 50
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $6

Break-even live

Break-even rent $1,015

Max offer price $125,000

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $42	+0% $6	+5% $-29	+10% $-64
Rent	-10% $-75	-5% $-34	+0% $6	+5% $47	+10% $87
Rate	-1.0pp $69	-0.5pp $38	base $6	+0.5pp $-26	+1.0pp $-59

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $125,000 Active 68 DOM
2. 2026-06-21
   days on market $125,000 Active 67 DOM
3. 2026-06-18
   days on market $125,000 Active 65 DOM
4. 2026-06-17
   days on market $125,000 Active 64 DOM
5. 2026-06-16
   days on market $125,000 Active 63 DOM
6. 2026-06-15
   days on market $125,000 Active 62 DOM
7. 2026-06-15
   days on market $125,000 Active 61 DOM
8. 2026-06-13
   days on market $125,000 Active 60 DOM
9. 2026-06-12
   pricedays on market $125,000 Active 59 DOM
10. 2026-06-09
    days on market $135,000 Active 56 DOM
11. 2026-06-08
    days on market $135,000 Active 55 DOM
12. 2026-06-08
    days on market $135,000 Active 54 DOM
13. 2026-06-07
    days on market $135,000 Active 53 DOM
14. 2026-06-03
    days on market $135,000 Active 50 DOM
15. 2026-06-02
    days on market $135,000 Active 49 DOM
16. 2026-06-01
    days on market $135,000 Active 48 DOM
17. 2026-05-31
    days on market $135,000 Active 47 DOM
18. 2026-04-13
    listed $135,000 Active 515-char remark

    Show marketing remark (618 chars)

    Welcome to this charming 2-bedroom, 2-bath home situated on a spacious corner lot. The inviting living room features a large fireplace as its focal point, creating a warm and welcoming atmosphere. The kitchen comes fully equipped with all appliances, including a washer and dryer for added convenience. Exterior highlights include low-maintenance vinyl siding, a durable metal roof, a covered patio, and a double carport. Outdoor enthusiasts will appreciate the greenhouse and the impressive 20×60 shop—perfect for hobbies, storage, or workspace. A well-rounded property with room to live, work, and enjoy.

19. 2026-04-13
    listed $135,000 Active 618-char remark

    Show marketing remark (618 chars)

    Welcome to this charming 2-bedroom, 2-bath home situated on a spacious corner lot. The inviting living room features a large fireplace as its focal point, creating a warm and welcoming atmosphere. The kitchen comes fully equipped with all appliances, including a washer and dryer for added convenience. Exterior highlights include low-maintenance vinyl siding, a durable metal roof, a covered patio, and a double carport. Outdoor enthusiasts will appreciate the greenhouse and the impressive 20×60 shop—perfect for hobbies, storage, or workspace. A well-rounded property with room to live, work, and enjoy.

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,155/yr (+$96/mo · 102.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,277
• − Mortgage interest: −$7,002
• − Property taxes: −$1,133
• − Insurance: −$625
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,636
• Taxable loss: −$2,083
• Est. tax savings @ 24.0%: +$500
• After-tax cash flow: $575/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

+0.0% since first listed

2 events — show timeline

• 2026-04-13 Listed $135,000 NTREIS
• 2026-04-13 Listed $135,000 WFAOR

Property tax history

+4.2%/yr

Latest (2025): $1,133 · -18.2% YoY. Source: county tax records.