764 Robert St · Seguin, TX 78155

$80,509

2 bd · 1.0 ba · 1,456 sqft · Other public records · 375 Days on market

Built 2000 6,878 sqft lot $55/sqft · 64% 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

FIXER UPPER! We just listed 764 Robert St a single-story home available in Seguin, TX that presents a wonderful canvas for you to make your own. This location offers you easy access to Alt-90 and the I-10 freeway. There are also plenty of fantastic local restaurants, recreational areas such as Riverview Park, and other good attractions nearby. This home is being sold AS IS, but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information about 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

• Riverview park
• Local restaurants
• Recreational areas

Tags

• SINGLE-STORY HOME
• EASY ACCESS TO I-10 FREEWAY
• LOCAL RESTAURANTS
• RECREATIONAL AREAS
• RIVERVIEW PARK
• GOOD ATTRACTIONS NEARBY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $81k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); 1375 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $557 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.

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 $70,847 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 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: 1.76% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.41%
• DSCR: 2.31
• GRM: 4.7

CMA / ARV

• ARV (median comp): $224,169
• List price: $80,509
• Delta: -64.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.92×
• Total profit: $20,815
• Equity at exit: $12,004

10-year hold

• IRR: 30.1%
• Equity multiple: 3.58×
• Total profit: $58,095
• Equity at exit: $6,961

Cash invested: $22,543 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$422
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $552

Break-even live

Break-even rent $716

Max offer price $80,509

Occupancy floor 56%

Sensitivity live

Price	-10% $598	-5% $575	+0% $552	+5% $530	+10% $507
Rent	-10% $441	-5% $497	+0% $552	+5% $608	+10% $664
Rate	-1.0pp $593	-0.5pp $573	base $552	+0.5pp $532	+1.0pp $510

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: $20,127
• Closing costs: $2,415
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,530	$1.18	0d	1	0.26mi
908 Pecan St Seguin, TX	3.0	1.0	924	$1,300	$1.41	17d	1	0.45mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	45d	1	0.59mi
714 S River St Unit B Seguin, TX	3.0	1.0	936	$1,285	$1.37	25d	1	0.61mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,399	$1.08	0d	1	0.67mi
516 Hudson St Seguin, TX	3.0	2.0	1150	$1,450	$1.26	45d	1	0.68mi
415 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	16d	1	0.68mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	3d	1	0.68mi
402 Trefger St Seguin, TX	3.0	2.0	1096	$1,395	$1.27	25d	1	0.68mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	0d	1	0.68mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	21d	1	0.69mi
502 Hudson St Seguin, TX	3.0	2.0	1076	$1,345	$1.25	23d	1	0.69mi
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	14d	1	0.69mi
404 W Walnut St Seguin, TX	2.0	1.0	996	$1,550	$1.56	45d	1	0.71mi
210 Cottage St Seguin, TX	3.0	3.0	1750	$1,999	$1.14	45d	1	1.03mi
906 San Antonio Ave Seguin, TX	2.0	1.0	1020	$1,100	$1.08	45d	1	1.05mi
1048 Country Club Dr Seguin, TX	1.0–3.0	1.0–2.0	829	$925	$1.12	0d	5	1.06mi
917 8th St Seguin, TX	3.0	2.0	1298	$1,349	$1.04	0d	1	1.08mi
1051 Country Club Dr Seguin, TX	2.0–3.0	2.0	990	$1,200	$1.21	45d	3	1.11mi
508 Pitts St Seguin, TX	3.0	1.0	973	$1,275	$1.31	14d	1	1.11mi
1051 Country Club Dr #28 Seguin, TX	3.0	2.0	1032	$1,300	$1.26	4d	1	1.13mi
313 Nagel St Seguin, TX	3.0	2.0	1010	$1,400	$1.39	5d	1	1.13mi
809 Leissner St Seguin, TX	2.0	1.0	1020	$1,175	$1.15	25d	1	1.25mi
1331 Hidalgo St Seguin, TX	3.0	2.0	1298	$1,364	$1.05	23d	1	1.38mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	25d	1	1.44mi

Listing history 15 events

1. 2026-06-21
   days on market $80,509 Active 375 DOM
2. 2026-06-18
   days on market $80,509 Active 372 DOM
3. 2026-06-17
   days on market $80,509 Active 371 DOM
4. 2026-06-16
   days on market $80,509 Active 370 DOM
5. 2026-06-13
   days on market $80,509 Active 367 DOM
6. 2026-06-09
   days on market $80,509 Active 363 DOM
7. 2026-06-08
   days on market $80,509 Active 362 DOM
8. 2026-06-07
   days on market $80,509 Active 361 DOM
9. 2026-06-04
   days on market $80,509 Active 358 DOM
10. 2026-06-03
    days on market $80,509 Active 357 DOM
11. 2026-06-02
    days on market $80,509 Active 356 DOM
12. 2026-06-01
    days on market $80,509 Active 355 DOM
13. 2026-05-31
    days on market $80,509 Active 354 DOM
14. 2025-06-11
    listed $80,509 Active 634-char remark

    Show marketing remark (634 chars)

    FIXER UPPER! We just listed 764 Robert St a single-story home available in Seguin, TX that presents a wonderful canvas for you to make your own. This location offers you easy access to Alt-90 and the I-10 freeway. There are also plenty of fantastic local restaurants, recreational areas such as Riverview Park, and other good attractions nearby. This home is being sold AS IS, but it has a lot of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information about 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. 1996-10-31
    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: $1,319 · $110/mo
• Projected year-2 tax: $1,473 · $123/mo
• Expected delta: +$154/yr (+$13/mo · 11.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $16,984
• − Mortgage interest: −$4,510
• − Property taxes: −$1,319
• − Insurance: −$403
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,342
• Taxable income: $5,694
• Est. tax owed @ 24.0%: −$1,366
• After-tax cash flow: $5,263/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

2 events — show timeline

• 2025-06-11 Listed $80,509 HARMLS
• 1996-10-31 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2026): $1,319 · +116.5% YoY. Source: county tax records.