316 W Seideman St · Seguin, TX 78155

$129,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 147 Days on market

Built 2000 0.54 ac lot $116/sqft · 34% below area Est $196k · 34% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• 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

316 Seideman is a residential property located in Seguin, Texas, offering a convenient in-town location with access to downtown amenities, local schools, and major roadways. The property is being sold as-is and has been demoed, requiring a full renovation, presenting an opportunity for buyers looking to rebuild and add value in an established in-town location. Appliances, including a refrigerator, stove, and microwave, will convey with the sale. An HVAC system is present at the property. Utilities have previously been connected. The home offers flexibility for renovation or customization based on buyer plans and due diligence. Seller is open to a straightforward transaction. Buyers are encouraged to conduct their own inspections prior to submitting an offer.

Key facts

• In-town location
• Major roadways
• Full renovation

Tags

• IN-TOWN LOCATION
• ACCESS TO DOWNTOWN AMENITIES
• LOCAL SCHOOLS
• MAJOR ROADWAYS
• FULL RENOVATION
• HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $898 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 147 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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: 1.15% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $196,498
• List price: $129,900
• Delta: -33.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 San Antonio	0.58mi	3/1.0	1,116 (0%)	4mo	$159,500	$143	70
2311 N Camp Ave	0.54mi	3/1.5	1,100 (-1%)	4mo	$189,000	$172	67
402 Michna	0.48mi	3/1.0	1,080 (-3%)	6mo	$110,000	$102	67
530 E Weinert St	0.60mi	3/2.0	1,123 (+1%)	5mo	$205,000	$183	63
127 Roosevelt Dr	0.43mi	3/2.0	1,024 (-8%)	1mo	$234,000	$229	61
232 Pine	0.39mi	2/1.0 (-1)	1,176 (+5%)	12mo	$125,000	$106	58
1416 Sixth St	0.43mi	3/2.0	1,189 (+6%)	12mo	$229,500	$193	54
512 E Weinert St	0.58mi	2/1.0 (-1)	1,058 (-5%)	7mo	$225,000	$213	54
705 4th St	0.52mi	2/1.0 (-1)	1,196 (+7%)	13mo	$92,000	$77	48
725 E Pine St	0.69mi	2/1.0 (-1)	1,020 (-9%)	2mo	$169,000	$166	47
411 Bismark	0.67mi	3/2.0	1,228 (+10%)	6mo	$160,000	$130	43
710 E New Braunfels St	0.63mi	3/2.0	1,200 (+8%)	14mo	$198,700	$166	42

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,055
• Equity at exit: $19,369

10-year hold

• IRR: 5.6%
• Equity multiple: 1.40×
• Total profit: $14,488
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$681
• Tax from tax record: −$157 /mo · $1,884/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $289

Break-even live

Break-even rent $1,130

Max offer price $129,900

Occupancy floor 76%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 N Guadalupe St Seguin, TX	3.0	2.0	1028	$1,464	$1.42	4d	1	0.18mi
1601 Hays St Seguin, TX	3.0	2.0	1090	$1,275	$1.17	4d	1	0.28mi
223 W Baxter St Seguin, TX	3.0	2.0	1298	$1,664	$1.28	1d	1	0.29mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	14d	1	0.39mi
201 E Kingsbury St Seguin, TX	2.0	1.0	856	$1,095	$1.28	23d	1	0.39mi
527 Elley St Seguin, TX	3.0	3.0	1090	$1,325	$1.22	23d	1	0.46mi
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	12d	1	0.52mi
526 E Baxter St Seguin, TX	3.0	2.0	1255	$1,350	$1.08	23d	1	0.57mi
324 Mar Hill St Seguin, TX	3.0	2.5	1236	$1,395	$1.13	16d	1	0.63mi
917 8th St Seguin, TX	3.0	2.0	1298	$1,375	$1.06	4d	1	0.71mi
809 Leissner St Seguin, TX	2.0	1.0	1020	$1,175	$1.15	23d	1	0.72mi
1331 Hidalgo St Seguin, TX	3.0	2.0	1298	$1,364	$1.05	21d	1	0.72mi
906 San Antonio Ave Seguin, TX	2.0	1.0	1020	$1,100	$1.08	43d	1	0.76mi
607 E Martindale St Unit B Seguin, TX	3.0	2.0	1020	$1,500	$1.47	17d	1	0.77mi
2551 N Guadalupe St Unit 1308 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	43d	1	0.78mi
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,278	$1.34	19d	5	0.78mi
2551 N Guadalupe St Unit 4106 Seguin, TX	3.0	2.0	1084	$1,300	$1.20	43d	1	0.78mi
2551 N Guadalupe St Unit 3108 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	23d	1	0.78mi
2551 N Guadalupe St Unit 2111 Seguin, TX	2.0	2.0	847	$1,125	$1.33	43d	1	0.78mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	23d	1	0.86mi
404 W Walnut St Seguin, TX	2.0	1.0	996	$1,550	$1.56	43d	1	0.95mi
968 E Cedar St Unit 1 Seguin, TX	2.0	1.0	856	$995	$1.16	43d	1	0.99mi
1102 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	12d	1	1.09mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,445	$1.05	19d	1	1.10mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	2d	1	1.10mi
1112 Renee Way Seguin, TX	3.0	2.0	1372	$1,494	$1.09	12d	1	1.12mi
1114 Renee Way Seguin, TX	3.0	2.0	1372	$1,449	$1.06	43d	1	1.12mi
1119 Burek Cross Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.13mi
1116 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.13mi
1128 Stanley Way Seguin, TX	3.0	2.0	1372	$1,600	$1.17	43d	1	1.15mi
1128 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.17mi
1131 Renee Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	43d	1	1.17mi
1143 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	14d	1	1.19mi
1152 Stanley Way Seguin, TX	3.0	2.5	1372	$1,395	$1.02	4d	1	1.22mi
1516 Lucille St Seguin, TX	3.0	2.5	1372	$1,445	$1.05	14d	1	1.22mi
1155 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	23d	1	1.23mi
1168 Sycamore St Seguin, TX	3.0	2.0	1017	$1,500	$1.47	1d	1	1.29mi
1302 Canary Ln Seguin, TX	3.0	2.0	1300	$1,850	$1.42	1d	1	1.33mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,560	$1.20	4d	1	1.39mi
1339 Mockingbird Ln Seguin, TX	3.0	2.0	1452	$1,975	$1.36	43d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $129,900 Active 147 DOM
2. 2026-06-17
   days on market $129,900 Active 146 DOM
3. 2026-06-16
   days on market $129,900 Active 145 DOM
4. 2026-06-13
   days on market $129,900 Active 142 DOM
5. 2026-06-09
   days on market $129,900 Active 138 DOM
6. 2026-06-08
   days on market $129,900 Active 137 DOM
7. 2026-06-07
   days on market $129,900 Active 136 DOM
8. 2026-06-04
   days on market $129,900 Active 133 DOM
9. 2026-06-03
   days on market $129,900 Active 132 DOM
10. 2026-06-02
    days on market $129,900 Active 131 DOM
11. 2026-06-01
    days on market $129,900 Active 130 DOM
12. 2026-05-31
    days on market $129,900 Active 129 DOM
13. 2026-01-22
    listed $134,900 Active 768-char remark

    Show marketing remark (768 chars)

    316 Seideman is a residential property located in Seguin, Texas, offering a convenient in-town location with access to downtown amenities, local schools, and major roadways. The property is being sold as-is and has been demoed, requiring a full renovation, presenting an opportunity for buyers looking to rebuild and add value in an established in-town location. Appliances, including a refrigerator, stove, and microwave, will convey with the sale. An HVAC system is present at the property. Utilities have previously been connected. The home offers flexibility for renovation or customization based on buyer plans and due diligence. Seller is open to a straightforward transaction. Buyers are encouraged to conduct their own inspections prior to submitting an offer.

14. 2025-07-24
    soldstatus Sold 235-char remark

    Show marketing remark (235 chars)

    INVESTORS GOLDMINE BELOW WHOLESALE! .54 acres flat rectangular DEVELOPMENT LOT WITH ORIGINAL FOLK VICTORIAN fixer upper. So many possibilities and options! Check with City and do your due diligence. This is a rare deal that won't last!

15. 2025-07-14
    status Pending 235-char remark

    Show marketing remark (235 chars)

    INVESTORS GOLDMINE BELOW WHOLESALE! .54 acres flat rectangular DEVELOPMENT LOT WITH ORIGINAL FOLK VICTORIAN fixer upper. So many possibilities and options! Check with City and do your due diligence. This is a rare deal that won't last!

16. 2025-06-18
    price $99,950 235-char remark

    Show marketing remark (235 chars)

    INVESTORS GOLDMINE BELOW WHOLESALE! .54 acres flat rectangular DEVELOPMENT LOT WITH ORIGINAL FOLK VICTORIAN fixer upper. So many possibilities and options! Check with City and do your due diligence. This is a rare deal that won't last!

17. 2025-06-14
    listed $105,000 New 235-char remark

    Show marketing remark (235 chars)

    INVESTORS GOLDMINE BELOW WHOLESALE! .54 acres flat rectangular DEVELOPMENT LOT WITH ORIGINAL FOLK VICTORIAN fixer upper. So many possibilities and options! Check with City and do your due diligence. This is a rare deal that won't last!

18. 2025-06-12
    historical
19. 2025-06-12
    historical
20. 2025-05-29
    price $108,500
21. 2025-05-29
    price $108,500
22. 2025-05-28
    price $117,900
23. 2025-05-27
    price $117,900
24. 2025-05-15
    price $119,000
25. 2025-05-14
    price $119,000
26. 2025-05-06
    listed $129,999 New
27. 2025-05-06
    listed $129,999 Active
28. 2007-09-10
    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: $1,884 · $157/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$493/yr (+$41/mo · 26.2%)

ⓘ 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 2/10 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: $17,944
• − Mortgage interest: −$7,276
• − Property taxes: −$1,884
• − Insurance: −$650
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$3,779
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,112/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

+3.8% since first listed

16 events — show timeline

• 2026-01-22 Listed $134,900 CTXMLS
• 2025-07-24 Sold (MLS) — LERA
• 2025-07-14 Pending — LERA
• 2025-06-18 Price Changed $99,950 LERA
• 2025-06-14 Listed $105,000 LERA
• 2025-06-12 Listing Removed — LERA
• 2025-06-12 Listing Removed — CTXMLS
• 2025-05-29 Price Changed $108,500 LERA
• 2025-05-29 Price Changed $108,500 CTXMLS
• 2025-05-28 Price Changed $117,900 LERA
• 2025-05-27 Price Changed $117,900 CTXMLS
• 2025-05-15 Price Changed $119,000 LERA
• 2025-05-14 Price Changed $119,000 CTXMLS
• 2025-05-06 Listed $129,999 LERA
• 2025-05-06 Listed $129,999 CTXMLS
• 2007-09-10 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2026): $1,884 · -6.8% YoY. Source: county tax records.