707 N River St · Seymour, TX 76380

$109,999

2 bd · 1.0 ba · 1,428 sqft · SingleFamily public records · 56 Days on market

Built 1939 10,498 sqft lot $77/sqft · at area comps Est $108k · at est.

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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 +22.8/30.0
• Appreciation +8.6/10.0
• DSCR +7.3/10.0
• ARV discount +6.6/15.0
• 1% rule +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice, move-in ready 2-bedroom, 1-bath home with 1,428 square feet in a great location for the area. This property has had several important updates, including a new HVAC system, renovated bathroom, and fresh exterior stucco and paint. Inside, you’ll find large living spaces, hardwood floors, and a practical kitchen with plenty of storage and charm. The home is comfortable as-is, with plenty of opportunity to make it your own over time. Outside features include a detached 2-car carport, separate shop, and a spacious yard with room to enjoy. Clean, solid, and well cared for.

Key facts

• Separate shop
• Spacious yard
• Renovated bathroom

Tags

• NEW HVAC SYSTEM
• RENOVATED BATHROOM
• FRESH EXTERIOR STUCCO
• DETACHED 2-CAR CARPORT
• SEPARATE SHOP
• SPACIOUS YARD

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Detached carport (2 carport spaces); Covered parking (3 covered spaces); 1-car garage
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1939
• Exterior features: Concrete driveway; Detached carport; Driveway

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Natural woodwork; Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $109k (0.5% below list).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 5.7% in Seymour — 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 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) — zoned schools average 65% FRL vs 46% district-wide (19 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 $9k of equity ($760 loan paydown + $8k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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 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?
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: 1.00% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $107,888
• List price: $109,999
• Delta: 1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Plainview Rd	0.11mi	3/1.5 (+1)	1,471 (+3%)	4mo	$110,000	$75	79
603 W Mclain St	0.50mi	3/2.0 (+1)	1,333 (-7%)	2mo	$139,000	$104	55
510 W Custer St	0.11mi	2/1.0	1,216 (-15%)	24mo	$149,900	$123	50
400 N Tackitt St	0.71mi	2/2.0	1,282 (-10%)	2mo	$105,000	$82	44
611 N Stratton St	0.71mi	2/1.0	1,232 (-14%)	1mo	$74,900	$61	43
110 W Miller	0.72mi	3/2.0 (+1)	1,595 (+12%)	8mo	$98,000	$61	31

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: 24.1%
• Equity multiple: 2.69×
• Total profit: $52,119
• Equity at exit: $77,828

10-year hold

• IRR: 22.2%
• Equity multiple: 5.61×
• Total profit: $142,126
• Equity at exit: $149,311

Cash invested: $30,800 (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 76380

• Home prices YoY: 5.8%
• Active inventory: 50
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $192

Break-even live

Break-even rent $852

Max offer price $109,999

Occupancy floor 77%

Sensitivity live

Price	-10% $254	-5% $223	+0% $192	+5% $161	+10% $130
Rent	-10% $106	-5% $149	+0% $192	+5% $235	+10% $279
Rate	-1.0pp $248	-0.5pp $220	base $192	+0.5pp $164	+1.0pp $135

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $109,999 Active 56 DOM
2. 2026-06-18
   days on market $109,999 Active 54 DOM
3. 2026-06-17
   days on market $109,999 Active 53 DOM
4. 2026-06-16
   days on market $109,999 Active 52 DOM
5. 2026-06-15
   days on market $109,999 Active 51 DOM
6. 2026-06-15
   days on market $109,999 Active 50 DOM
7. 2026-06-13
   days on market $109,999 Active 49 DOM
8. 2026-06-12
   days on market $109,999 Active 48 DOM
9. 2026-06-09
   days on market $109,999 Active 45 DOM
10. 2026-06-08
    days on market $109,999 Active 44 DOM
11. 2026-06-08
    days on market $109,999 Active 43 DOM
12. 2026-06-07
    days on market $109,999 Active 42 DOM
13. 2026-06-03
    days on market $109,999 Active 39 DOM
14. 2026-06-02
    days on market $109,999 Active 38 DOM
15. 2026-06-01
    days on market $109,999 Active 37 DOM
16. 2026-05-31
    days on market $109,999 Active 36 DOM
17. 2026-04-23
    listed $109,999 Active 585-char remark
18. 2026-04-01
    historical
19. 2026-01-12
    price $115,900
20. 2026-01-12
    price $115,900
21. 2025-04-07
    listed $120,000 Active
22. 2025-04-04
    listed $120,000 Active
23. 2022-03-04
    soldstatus Closed
24. 2022-03-02
    soldstatus
25. 2022-03-02
    status Pending
26. 2022-02-01
    status Pending
27. 2022-01-25
    historical Active Option Contract
28. 2022-01-14
    listed $66,900 Active
29. 2019-07-26
    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: $601 · $50/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,412/yr (+$118/mo · 234.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 16 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: $13,139
• − Mortgage interest: −$6,162
• − Property taxes: −$601
• − Insurance: −$550
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,200
• Taxable income: $524
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,180/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

+64.4% since first listed

13 events — show timeline

• 2026-04-23 Listed $109,999 NTREIS
• 2026-04-01 Listing Removed — NTREIS
• 2026-01-12 Price Changed $115,900 NTREIS
• 2026-01-12 Price Changed $115,900 WFAOR
• 2025-04-07 Listed $120,000 NTREIS
• 2025-04-04 Listed $120,000 WFAOR
• 2022-03-04 Sold (MLS) — NTREIS
• 2022-03-02 Sold (Public Records) — Public Records
• 2022-03-02 Pending — NTREIS
• 2022-02-01 Pending — NTREIS
• 2022-01-25 Contingent — NTREIS
• 2022-01-14 Listed $66,900 NTREIS
• 2019-07-26 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $601 · +6.3% YoY. Source: county tax records.