416 Avenue C · Seguin, TX 78155

$89,999

4 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 150 Days on market

Built 1943 4,107 sqft lot $75/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity in Seguin with renovation potential. Home is being sold AS-IS with interior improvements started. Partial demolition has been completed and debris removed, offering a clearer path for the next phase of renovation. Kitchen cabinetry and appliances are in place, and the home includes an HVAC system. Additional repairs and finishing work remain. Motivated seller and open to a quick close. No HOA. Buyer to verify property condition, utilities, and all information.

Key facts

• Kitchen cabinetry
• Hvac system
• No hoa

Tags

• RENOVATION POTENTIAL
• INTERIOR IMPROVEMENTS
• KITCHEN CABINETRY
• HVAC SYSTEM
• NO HOA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $612 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 3.8% 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); 1375 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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 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?
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: 1.75% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $208,255
• List price: $89,999
• Delta: -56.78%
• 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	0.20mi	3/1.0 (-1)	1,116 (-7%)	4mo	$159,500	$143	70
1416 Sixth St	0.37mi	3/2.0 (-1)	1,189 (-1%)	13mo	$229,500	$193	62
411 Bismark	0.46mi	3/2.0 (-1)	1,228 (+2%)	6mo	$160,000	$130	60
1615 N Guadalupe	0.40mi	3/2.0 (-1)	1,289 (+7%)	2mo	$294,500	$228	58
710 N Bowie	0.34mi	4/2.0	1,326 (+10%)	11mo	$249,900	$188	54
402 Michna	0.42mi	3/1.0 (-1)	1,080 (-10%)	6mo	$110,000	$102	54
530 E Weinert St	0.54mi	3/2.0 (-1)	1,123 (-6%)	5mo	$205,000	$183	51
516 Tampico	0.73mi	3/2.0 (-1)	1,258 (+5%)	6mo	$163,999	$130	43
767 Taylor Ave	0.70mi	3/1.0 (-1)	1,084 (-10%)	4mo	$169,000	$156	43
622 Cedar	0.61mi	3/1.0 (-1)	1,320 (+10%)	9mo	$164,900	$125	42
415 Elm	0.63mi	3/2.0 (-1)	1,356 (+13%)	4mo	$150,000	$111	36
2018 Sherman	0.74mi	3/1.5 (-1)	1,336 (+11%)	12mo	$97,000	$73	30

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: 22.5%
• Equity multiple: 1.91×
• Total profit: $22,929
• Equity at exit: $13,419

10-year hold

• IRR: 29.9%
• Equity multiple: 3.55×
• Total profit: $64,229
• Equity at exit: $7,781

Cash invested: $25,200 (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: 1375
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,574 high
• Mortgage (P&I): −$472
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $612

Break-even live

Break-even rent $799

Max offer price $89,999

Occupancy floor 56%

Sensitivity live

Price	-10% $663	-5% $638	+0% $612	+5% $587	+10% $561
Rent	-10% $488	-5% $550	+0% $612	+5% $674	+10% $737
Rate	-1.0pp $657	-0.5pp $635	base $612	+0.5pp $589	+1.0pp $565

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	13d	1	0.11mi
917 8th St Seguin, TX	3.0	2.0	1298	$1,375	$1.06	5d	1	0.44mi
1601 Hays St Seguin, TX	3.0	2.0	1090	$1,275	$1.17	5d	1	0.55mi
1701 N Guadalupe St Seguin, TX	3.0	2.0	1028	$1,464	$1.42	5d	1	0.57mi
527 Elley St Seguin, TX	3.0	3.0	1090	$1,325	$1.22	25d	1	0.59mi
1331 Hidalgo St Seguin, TX	3.0	2.0	1298	$1,364	$1.05	23d	1	0.64mi
223 W Baxter St Seguin, TX	3.0	2.0	1298	$1,664	$1.28	3d	1	0.71mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	25d	1	0.72mi
526 E Baxter St Seguin, TX	3.0	2.0	1255	$1,350	$1.08	25d	1	0.91mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,560	$1.20	5d	1	0.98mi
324 Mar Hill St Seguin, TX	3.0	2.5	1236	$1,395	$1.13	17d	1	1.05mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	25d	1	1.12mi
607 E Martindale St Unit B Seguin, TX	3.0	2.0	1020	$1,500	$1.47	18d	1	1.14mi
1102 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	13d	1	1.18mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	4d	1	1.18mi
1107 Renee Way Seguin, TX	3.0	2.0	1372	$1,445	$1.05	21d	1	1.18mi
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	13d	1	1.18mi
2551 N Guadalupe St Seguin, TX	1.0–4.0	1.0–2.0	955	$1,449	$1.52	20d	5	1.19mi
2551 N Guadalupe St Unit 1308 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	45d	1	1.19mi
2551 N Guadalupe St Unit 4106 Seguin, TX	3.0	2.0	1084	$1,300	$1.20	45d	1	1.19mi
2551 N Guadalupe St Unit 3108 Seguin, TX	4.0	2.0	1263	$1,449	$1.15	25d	1	1.19mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	3d	1	1.20mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,275	$0.98	5d	1	1.20mi
1112 Renee Way Seguin, TX	3.0	2.0	1372	$1,494	$1.09	13d	1	1.21mi
1114 Renee Way Seguin, TX	3.0	2.0	1372	$1,449	$1.06	45d	1	1.21mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,449	$1.12	5d	1	1.22mi
1116 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	5d	1	1.22mi
1119 Burek Cross Seguin, TX	3.0	2.0	1372	$1,395	$1.02	5d	1	1.23mi
1131 Renee Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	45d	1	1.25mi
1128 Renee Way Seguin, TX	3.0	2.0	1372	$1,395	$1.02	5d	1	1.25mi
1128 Stanley Way Seguin, TX	3.0	2.0	1372	$1,600	$1.17	45d	1	1.28mi
402 Trefger St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	25d	1	1.28mi
1143 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	16d	1	1.31mi
415 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	16d	1	1.33mi
1516 Lucille St Seguin, TX	3.0	2.5	1372	$1,445	$1.05	16d	1	1.33mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	45d	1	1.34mi
1155 Stanley Way Seguin, TX	3.0	2.0	1372	$1,450	$1.06	25d	1	1.34mi
1152 Stanley Way Seguin, TX	3.0	2.5	1372	$1,395	$1.02	5d	1	1.34mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	21d	1	1.37mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	23d	1	1.37mi

Listing history 35 events

1. 2026-06-21
   days on market $89,999 Active 150 DOM
2. 2026-06-18
   days on market $89,999 Active 147 DOM
3. 2026-06-17
   days on market $89,999 Active 146 DOM
4. 2026-06-16
   days on market $89,999 Active 145 DOM
5. 2026-06-13
   days on market $89,999 Active 142 DOM
6. 2026-06-09
   days on market $89,999 Active 138 DOM
7. 2026-06-08
   days on market $89,999 Active 137 DOM
8. 2026-06-07
   days on market $89,999 Active 136 DOM
9. 2026-06-04
   days on market $89,999 Active 133 DOM
10. 2026-06-03
    days on market $89,999 Active 132 DOM
11. 2026-06-02
    days on market $89,999 Active 131 DOM
12. 2026-06-01
    days on market $89,999 Active 130 DOM
13. 2026-05-31
    days on market $89,999 Active 129 DOM
14. 2026-05-11
    price $89,999 476-char remark

    Show marketing remark (476 chars)

    Opportunity in Seguin with renovation potential. Home is being sold AS-IS with interior improvements started. Partial demolition has been completed and debris removed, offering a clearer path for the next phase of renovation. Kitchen cabinetry and appliances are in place, and the home includes an HVAC system. Additional repairs and finishing work remain. Motivated seller and open to a quick close. No HOA. Buyer to verify property condition, utilities, and all information.

15. 2026-01-22
    listed $99,900 Active 476-char remark

    Show marketing remark (476 chars)

    Opportunity in Seguin with renovation potential. Home is being sold AS-IS with interior improvements started. Partial demolition has been completed and debris removed, offering a clearer path for the next phase of renovation. Kitchen cabinetry and appliances are in place, and the home includes an HVAC system. Additional repairs and finishing work remain. Motivated seller and open to a quick close. No HOA. Buyer to verify property condition, utilities, and all information.

16. 2025-08-10
    status Active Under Contract
17. 2025-08-09
    historical
18. 2025-07-12
    historical Active Under Contract
19. 2025-07-08
    price $65,000
20. 2025-05-13
    status Active
21. 2025-05-09
    historical
22. 2025-02-28
    status Active
23. 2025-02-21
    historical
24. 2024-08-22
    status Active
25. 2024-08-22
    price $110,000
26. 2024-08-16
    historical
27. 2024-06-10
    status Active
28. 2024-06-10
    price $135,000
29. 2024-06-07
    historical
30. 2024-04-24
    status Active
31. 2024-04-19
    historical
32. 2024-04-16
    price $140,000
33. 2023-10-14
    price $160,000
34. 2023-10-14
    listed $16,000 Active
35. 2009-11-23
    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: $1,461 · $122/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$186/yr (+$15/mo · 12.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $18,887
• − Mortgage interest: −$5,041
• − Property taxes: −$1,461
• − Insurance: −$450
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,618
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $5,835/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
• 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

+462.5% since first listed

22 events — show timeline

• 2026-05-11 Price Changed $89,999 CTXMLS
• 2026-01-22 Listed $99,900 CTXMLS
• 2025-08-10 Relisted — CTXMLS
• 2025-08-09 Listing Removed — CTXMLS
• 2025-07-12 Contingent — CTXMLS
• 2025-07-08 Price Changed $65,000 CTXMLS
• 2025-05-13 Relisted — CTXMLS
• 2025-05-09 Listing Removed — CTXMLS
• 2025-02-28 Relisted — CTXMLS
• 2025-02-21 Listing Removed — CTXMLS
• 2024-08-22 Relisted — CTXMLS
• 2024-08-22 Price Changed $110,000 CTXMLS
• 2024-08-16 Listing Removed — CTXMLS
• 2024-06-10 Relisted — CTXMLS
• 2024-06-10 Price Changed $135,000 CTXMLS
• 2024-06-07 Listing Removed — CTXMLS
• 2024-04-24 Relisted — CTXMLS
• 2024-04-19 Listing Removed — CTXMLS
• 2024-04-16 Price Changed $140,000 CTXMLS
• 2023-10-14 Price Changed $160,000 CTXMLS
• 2023-10-14 Listed $16,000 CTXMLS
• 2009-11-23 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,461 · -23.0% YoY. Source: county tax records.