948 S Williamson St · Giddings, TX 78942

$94,089

2 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 503 Days on market

Built 1935 5,749 sqft lot $79/sqft · 56% below area

---

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
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SMALL TOWN LIVING! The property at 948 S Williamson St in Giddings, TX, offers a harmonious blend of small-town ambiance and easy access to modern conveniences, making it a desirable location for those looking to enjoy the best of both worlds. Giddings, nestled in the heart of Texas, is celebrated for its rich history, community spirit, and beautiful natural surroundings, providing an idyllic setting for homeowners seeking a peaceful yet connected lifestyle. This property features 2 bedrooms and 1 bathroom and is perfectly positioned to take advantage of Giddings' charming local eateries, unique shopping experiences, and community events that bring the town together, such as the famous Lee County Fair. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• 5,749 sq ft lot
• Built 1935
• Listed 503 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 3.5% in Giddings — 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 64/100 on livability (#751 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Giddings ISD (rural): math 45% / reading 45% proficiency, ranked #270 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $651 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 503 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,798 (12.0% below list)

Questions for the listing agent

1. It's been on market 503 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 1935 — 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: 1.91% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.81%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

• ARV (median comp): $211,454
• List price: $94,089
• Delta: -55.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1346 Fm 448	0.29mi	2/1.5	1,317 (+11%)	11mo	$145,000	$110	56
486 E Galveston St	0.41mi	2/1.0	1,068 (-10%)	11mo	$174,000	$163	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.37×
• Total profit: $36,222
• Equity at exit: $14,029

10-year hold

• IRR: 39.7%
• Equity multiple: 4.71×
• Total profit: $97,829
• Equity at exit: $8,135

Cash invested: $26,345 (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 78942

• Home prices YoY: -17.2%
• Active inventory: 91
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $808

Break-even live

Break-even rent $777

Max offer price $94,089

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: $23,522
• Closing costs: $2,823
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
199 Cactus St Giddings, TX	3.0	2.0	1350	$1,800	$1.33	17d	1	1.22mi

Listing history 15 events

1. 2026-06-18
   days on market $94,089 Active 503 DOM
2. 2026-06-17
   days on market $94,089 Active 502 DOM
3. 2026-06-16
   days on market $94,089 Active 501 DOM
4. 2026-06-15
   days on market $94,089 Active 500 DOM
5. 2026-06-13
   days on market $94,089 Active 498 DOM
6. 2026-06-12
   days on market $94,089 Active 497 DOM
7. 2026-06-09
   days on market $94,089 Active 494 DOM
8. 2026-06-08
   days on market $94,089 Active 493 DOM
9. 2026-06-08
   days on market $94,089 Active 492 DOM
10. 2026-06-03
    days on market $94,089 Active 488 DOM
11. 2026-06-02
    days on market $94,089 Active 487 DOM
12. 2026-06-01
    days on market $94,089 Active 486 DOM
13. 2026-05-31
    days on market $94,089 Active 485 DOM
14. 2025-01-31
    listed $94,089 Active 937-char remark

    Show marketing remark (937 chars)

    SMALL TOWN LIVING! The property at 948 S Williamson St in Giddings, TX, offers a harmonious blend of small-town ambiance and easy access to modern conveniences, making it a desirable location for those looking to enjoy the best of both worlds. Giddings, nestled in the heart of Texas, is celebrated for its rich history, community spirit, and beautiful natural surroundings, providing an idyllic setting for homeowners seeking a peaceful yet connected lifestyle. This property features 2 bedrooms and 1 bathroom and is perfectly positioned to take advantage of Giddings' charming local eateries, unique shopping experiences, and community events that bring the town together, such as the famous Lee County Fair. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

15. 1989-02-08
    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: $976 · $81/mo
• Projected year-2 tax: $1,722 · $143/mo
• Expected delta: +$746/yr (+$62/mo · 76.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $21,600
• − Mortgage interest: −$5,270
• − Property taxes: −$976
• − Insurance: −$470
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,737
• Taxable income: $8,690
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $7,611/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: Giddings ISD
• NCES district ID: 4820640
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $46,580
• Composite: 38.32/100
• National rank: #4226
• State rank: #270 of 826 in TX

Livability — Giddings

• Score: 64/100
• State rank: #751
• US rank: #13837

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Giddings, TX
• Population (ZIP): 9,858

Population outlook (Lee County) Hauer SSP2

• Today (2025): 17,796 people
• By 2030: 18,082 · +1.6%
• By 2040: 18,377 · +3.3%
• By 2050: 17,950 · +0.9%
• By 2075: 16,005 · -10.1%
• By 2100: 13,413 · -24.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 34% Black 12% Two or more races 10% Native American 3%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 2% Romanian 2% Portuguese 2%
• Foreign-born: 10% · Canada
• Languages at home: 73% English-only · Spanish 26% German/W. Germanic 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+60.4) · D 19.5% · R 79.9%
• 2008→2024 swing: -24.2pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+55.7 2016: R+55.6 2012: R+46.3 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.66%
• Current HPI: 205.1633
• 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

2 events — show timeline

• 2025-01-31 Listed $94,089 HARMLS
• 1989-02-08 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $976 · +14.9% YoY. Source: county tax records.