515 W Mclain St · Seymour, TX 76380

$55,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 121 Days on market

Built 1931 5,968 sqft lot $43/sqft · 48% below area Est $106k · 48% under ↓ 8% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 515 W. McLain St. Seymour, TX. Located in the heart of Seymour, this home has lots to offer. One attached garage and one detached allow for lots of parking or storage. You will also find a fenced yard with storm cellar in the back. Inside features a remodeled bathroom, some hardwood floors and spacious rooms. Schedule your showing today.

Key facts

• Attached garage
• Fenced yard
• Remodeled bathroom

Tags

• ATTACHED GARAGE
• DETACHED GARAGE
• FENCED YARD
• STORM CELLAR
• REMODELED BATHROOM
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.5% 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.
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1931 — 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. 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: 2.09% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.0

CMA / ARV

• ARV (median comp): $105,608
• List price: $55,000
• Delta: -47.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W Mclain St	0.07mi	3/2.0	1,333 (+5%)	2mo	$139,000	$104	83
511 W Morris St	0.08mi	2/1.0 (-1)	1,209 (-5%)	1mo	$115,000	$95	82
201 W Belknap St	0.36mi	2/1.5 (-1)	1,225 (-4%)	3mo	$115,000	$94	67
400 N Tackitt St	0.60mi	2/2.0 (-1)	1,282 (+1%)	2mo	$105,000	$82	60
611 N Stratton St	0.74mi	2/1.0 (-1)	1,232 (-3%)	1mo	$74,900	$61	55
305 S Donald St	0.17mi	2/1.0 (-1)	1,128 (-11%)	23mo	$70,500	$63	50
105 W China St St	0.56mi	2/1.0 (-1)	1,178 (-7%)	16mo	$74,000	$63	43
510 W Custer St	0.59mi	2/1.0 (-1)	1,216 (-4%)	24mo	$149,900	$123	41
710 N Cedar St	0.54mi	3/2.0	1,104 (-13%)	14mo	$89,900	$81	37

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: 51.4%
• Equity multiple: 4.42×
• Total profit: $52,661
• Equity at exit: $38,914

10-year hold

• IRR: 47.3%
• Equity multiple: 9.35×
• Total profit: $128,606
• Equity at exit: $74,656

Cash invested: $15,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $513

Break-even live

Break-even rent $499

Max offer price $55,000

Occupancy floor 50%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   days on market $55,000 Active 121 DOM
2. 2026-06-02
   days on market $55,000 Active 120 DOM
3. 2026-06-01
   days on market $55,000 Active 119 DOM
4. 2026-05-31
   days on market $55,000 Active 118 DOM
5. 2026-04-17
   price $55,000 350-char remark

   Show marketing remark (350 chars)

   Welcome to 515 W. McLain St. Seymour, TX. Located in the heart of Seymour, this home has lots to offer. One attached garage and one detached allow for lots of parking or storage. You will also find a fenced yard with storm cellar in the back. Inside features a remodeled bathroom, some hardwood floors and spacious rooms. Schedule your showing today.

6. 2026-03-17
   price $57,500 350-char remark

   Show marketing remark (350 chars)

   Welcome to 515 W. McLain St. Seymour, TX. Located in the heart of Seymour, this home has lots to offer. One attached garage and one detached allow for lots of parking or storage. You will also find a fenced yard with storm cellar in the back. Inside features a remodeled bathroom, some hardwood floors and spacious rooms. Schedule your showing today.

7. 2026-02-02
   listed $59,900 Active 350-char remark

   Show marketing remark (350 chars)

   Welcome to 515 W. McLain St. Seymour, TX. Located in the heart of Seymour, this home has lots to offer. One attached garage and one detached allow for lots of parking or storage. You will also find a fenced yard with storm cellar in the back. Inside features a remodeled bathroom, some hardwood floors and spacious rooms. Schedule your showing today.

8. 2023-11-26
   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: $996 · $83/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: +$10/yr (+$1/mo · 1.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 17 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: $13,783
• − Mortgage interest: −$3,081
• − Property taxes: −$996
• − Insurance: −$275
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$1,600
• Taxable income: $5,626
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $4,806/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

-8.2% since first listed

4 events — show timeline

• 2026-04-17 Price Changed $55,000 NTREIS
• 2026-03-17 Price Changed $57,500 NTREIS
• 2026-02-02 Listed $59,900 NTREIS
• 2023-11-26 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $996 · +20.8% YoY. Source: county tax records.