Livingston Plan · Seguin, TX 78155

$318,990

3 bd · 2.5 ba · 2,565 sqft · SingleFamily · 170 Days on market

Excellent condition Garage $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +2.3/10.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the brand-new Livingston floorplan, part of our Smart Series lineup. This home offers 3-4 bedrooms, 2-3 bathrooms, 1 half bathroom, a 2-3 car garage, and 2,583 square feet of living space.

Key facts

• 2 garage spots
• Listed 169 days

🏗️ New construction. The $318,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $319k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-599 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (34.0% below list).
• Recommended offer: $210k (34.0% below list) — sets the bar for 1% rule.

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, amenities F, commute 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.
• Zoned schools: Mcqueeney El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 314 students, 84% FRL); Briesemeister Middle (math 17% / reading 22%, grade F, #1,445 of 1,662 statewide, top 88%, 725 students, 77% FRL); Seguin H S (math 24% / reading 43%, grade F, #1,011 of 1,632 statewide, top 63%, 2,101 students, 71% FRL).
• Market conditions: Rents rising (+2.0%/yr); 2022 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 112d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 170 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,415 (34.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 12.7

CMA / ARV

• ARV (median comp): $319,990
• List price: $318,990
• Delta: -0.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1164 Limestone Rdg	0.06mi	4/3.0 (+1)	2,432 (-5%)	3mo	$318,990	$131	79
1041 River Wood	0.27mi	4/3.0 (+1)	2,370 (-8%)	1mo	$329,990	$139	67
2194 Pioneer Pass	0.56mi	4/3.0 (+1)	2,465 (-4%)	3mo	$445,000	$181	58
1021 Eagle Xing	0.24mi	4/3.0 (+1)	2,240 (-13%)	3mo	$319,990	$143	58
1041 Eagle Xing	0.24mi	4/3.0 (+1)	2,188 (-15%)	0mo	$314,990	$144	57
2152 Pioneer Pass	0.62mi	4/3.0 (+1)	2,465 (-4%)	1mo	$415,000	$168	56
1009 Eagle Xing	0.24mi	4/3.0 (+1)	2,188 (-15%)	2mo	$319,990	$146	56
2137 Pioneer Pass	0.63mi	4/3.0 (+1)	2,465 (-4%)	2mo	$369,000	$150	55
1040 Amber Lk	0.23mi	4/3.0 (+1)	2,188 (-15%)	3mo	$319,990	$146	55
1028 Amber Lk	0.23mi	4/3.0 (+1)	2,188 (-15%)	4mo	$319,990	$146	55
1029 Eagle Xing	0.24mi	4/3.0 (+1)	2,188 (-15%)	4mo	$319,990	$146	54
2970 Prairie Blf	0.64mi	4/2.0 (+1)	2,340 (-9%)	3mo	$369,000	$158	46

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: -31.5%
• Equity multiple: -0.03×
• Total profit: $-91,960
• Equity at exit: $47,712

10-year hold

• IRR: -40.6%
• Equity multiple: -0.53×
• Total profit: $-137,060
• Equity at exit: $27,667

Cash invested: $89,597 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 104 active · 44 under contract
• Months of supply: 14.9 mo (7%/mo absorbed)
• Median asking: $466,900 ($187/sqft)
• Median days on market: 505 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -33.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78155

• Rents YoY: 2.0%
• Active inventory: 2022
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,104 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$50
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-599

Break-even live

Break-even rent $2,863

Max offer price $233,299

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-489	+0% $-599	+5% $-710	+10% $-820
Rent	-10% $-765	-5% $-682	+0% $-599	+5% $-516	+10% $-433
Rate	-1.0pp $-438	-0.5pp $-518	base $-599	+0.5pp $-682	+1.0pp $-766

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: $79,998
• Closing costs: $9,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Amber Lk Seguin, TX	4.0	3.0	2816	$1,750	$0.62	69d	1	0.10mi
1149 Amber Lk Seguin, TX	4.0	3.0	2378	$2,095	$0.88	87d	1	0.12mi
1141 Amber Lk Seguin, TX	4.0	3.0	2628	$2,195	$0.84	69d	1	0.14mi
1144 Amber Lk Seguin, TX	4.0	3.0	2143	$2,150	$1.00	122d	1	0.14mi
1125 Amber Lk Seguin, TX	4.0	3.0	2618	$2,100	$0.80	138d	1	0.18mi
1116 River Wood Seguin, TX	4.0	3.0	2443	$2,050	$0.84	124d	1	0.24mi
1116 River Wood Seguin, TX	4.0	3.0	2147	$2,050	$0.95	118d	1	0.24mi
1100 River Wood Seguin, TX	4.0	3.0	2147	$2,295	$1.07	112d	1	0.28mi
1109 Elm Fall Seguin, TX	4.0	2.0	1879	$1,950	$1.04	145d	1	0.29mi
1109 Elm Fall Seguin, TX	4.0	2.0	1879	$1,950	$1.04	160d	1	0.29mi
1112 Elm Fall Seguin, TX	4.0	3.0	2188	$2,150	$0.98	14d	1	0.30mi
2185 Range Rd Seguin, TX	4.0	2.0	2264	$2,000	$0.88	151d	1	0.58mi
2882 Coral Sky Seguin, TX	4.0	3.5	3395	$3,400	$1.00	9d	1	0.58mi
2133 Range Rd Seguin, TX	4.0	2.0	2088	$2,150	$1.03	10d	1	0.63mi
2565 Hiddenbrooke Trce Seguin, TX	3.0	2.5	1946	$1,795	$0.92	101d	1	0.72mi
2448 Hiddenbrooke Trce Seguin, TX	4.0	3.0	2569	$2,000	$0.78	103d	1	0.73mi
2448 Hiddenbrooke Trce Seguin, TX	4.0	3.0	2569	$2,300	$0.90	0d	1	0.73mi
2448 Hiddenbrooke Pass Seguin, TX	4.0	3.0	2569	$2,500	$0.97	164d	1	0.75mi
3028 Saddlehorn Dr Seguin, TX	4.0	3.0	2579	$2,500	$0.97	132d	1	0.77mi
3027 Hidden Mdw Seguin, TX	4.0	3.5	3384	$3,300	$0.98	142d	1	0.78mi
2521 Ayers Dr Seguin, TX	4.0	2.5	2394	$1,850	$0.77	85d	1	0.79mi
2521 Ayers Dr Seguin, TX	4.0	2.5	2394	$1,850	$0.77	40d	1	0.79mi
2940 Coral Way Seguin, TX	3.0	2.0	1980	$1,925	$0.97	184d	1	0.80mi
2156 Griffith Dr Seguin, TX	4.0	2.5	2178	$2,000	$0.92	101d	1	0.82mi
2409 Ayers Dr Seguin, TX	4.0	2.5	2178	$2,200	$1.01	184d	1	0.85mi
2405 Ayers Dr Seguin, TX	4.0	3.0	2394	$2,200	$0.92	0d	1	0.85mi
2405 Ayers Dr Seguin, TX	4.0	3.0	2400	$2,400	$1.00	158d	1	0.85mi
2540 Solon Ln Seguin, TX	4.0	2.5	2165	$1,765	$0.82	17d	1	0.85mi
2520 Solon Ln Seguin, TX	4.0	2.5	2165	$2,125	$0.98	162d	1	0.86mi
2437 Dielman Dr Seguin, TX	3.0	2.5	1948	$1,795	$0.92	144d	1	0.87mi
2981 Grove Way Seguin, TX	4.0	3.0	2943	$2,950	$1.00	131d	1	0.87mi
2973 Coral Way Seguin, TX	3.0	2.0	1939	$2,100	$1.08	47d	1	0.89mi
1841 Windward Way Seguin, TX	3.0	2.0	2127	$2,400	$1.13	132d	1	0.89mi
1841 Windward Way Seguin, TX	3.0	2.0	2127	$2,400	$1.13	144d	1	0.89mi
2532 Heritance Pass Seguin, TX	4.0	3.0	2013	$1,925	$0.96	0d	1	0.90mi
3076 Split Rail Ln Seguin, TX	4.0	3.5	3389	$2,800	$0.83	29d	1	0.91mi
3076 Split Rail Ln Seguin, TX	4.0	3.5	3389	$2,800	$0.83	0d	1	0.91mi
1816 Field Brk Seguin, TX	3.0	2.0	2127	$2,250	$1.06	101d	1	0.99mi
1952 Highland Seguin, TX	4.0	3.5	2574	$2,400	$0.93	131d	1	1.03mi
1704 Field Brk Seguin, TX	4.0	3.0	2545	$2,900	$1.14	10d	1	1.12mi

Property features AI

Finance

• Other: Address: 1189 Limestone Rdg, Seguin TX 78155
• Financial info: List price $318,990
• HOA & community: Association fee of $50

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home
• Exterior features: Living area approximately 2565

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Livingston plan)Active new construction listing

Listing history 50 events

1. 2026-11-08
   days on market $318,990 Active 170 DOM
2. 2026-11-07
   days on market $318,990 Active 169 DOM
3. 2026-11-06
   days on market $318,990 Active 168 DOM
4. 2026-11-05
   days on market $318,990 Active 167 DOM
5. 2026-11-04
   days on market $318,990 Active 166 DOM
6. 2026-11-02
   days on market $318,990 Active 164 DOM
7. 2026-11-01
   days on market $318,990 Active 163 DOM
8. 2026-10-31
   days on market $318,990 Active 162 DOM
9. 2026-10-30
   days on market $318,990 Active 161 DOM
10. 2026-10-29
    days on market $318,990 Active 160 DOM
11. 2026-10-28
    days on market $318,990 Active 159 DOM
12. 2026-10-27
    days on market $318,990 Active 158 DOM
13. 2026-10-26
    days on market $318,990 Active 157 DOM
14. 2026-10-25
    days on market $318,990 Active 156 DOM
15. 2026-10-24
    days on market $318,990 Active 155 DOM
16. 2026-10-23
    days on market $318,990 Active 154 DOM
17. 2026-10-22
    days on market $318,990 Active 153 DOM
18. 2026-10-21
    days on market $318,990 Active 152 DOM
19. 2026-10-20
    days on market $318,990 Active 151 DOM
20. 2026-10-19
    days on market $318,990 Active 150 DOM
21. 2026-10-18
    days on market $318,990 Active 149 DOM
22. 2026-10-17
    days on market $318,990 Active 148 DOM
23. 2026-10-16
    days on market $318,990 Active 147 DOM
24. 2026-10-15
    days on market $318,990 Active 146 DOM
25. 2026-10-14
    days on market $318,990 Active 145 DOM
26. 2026-10-13
    days on market $318,990 Active 144 DOM
27. 2026-10-12
    days on market $318,990 Active 143 DOM
28. 2026-10-11
    days on market $318,990 Active 142 DOM
29. 2026-10-10
    days on market $318,990 Active 141 DOM
30. 2026-10-09
    days on market $318,990 Active 140 DOM
31. 2026-10-08
    days on market $318,990 Active 139 DOM
32. 2026-10-07
    days on market $318,990 Active 138 DOM
33. 2026-10-06
    days on market $318,990 Active 137 DOM
34. 2026-10-05
    days on market $318,990 Active 136 DOM
35. 2026-10-04
    days on market $318,990 Active 135 DOM
36. 2026-10-04
    days on market $318,990 Active 134 DOM
37. 2026-10-02
    days on market $318,990 Active 133 DOM
38. 2026-10-01
    days on market $318,990 Active 132 DOM
39. 2026-09-30
    days on market $318,990 Active 131 DOM
40. 2026-09-29
    days on market $318,990 Active 130 DOM
41. 2026-09-28
    days on market $318,990 Active 129 DOM
42. 2026-09-27
    days on market $318,990 Active 128 DOM
43. 2026-09-25
    days on market $318,990 Active 126 DOM
44. 2026-09-24
    days on market $318,990 Active 125 DOM
45. 2026-09-23
    days on market $318,990 Active 124 DOM
46. 2026-09-22
    days on market $318,990 Active 123 DOM
47. 2026-09-21
    days on market $318,990 Active 122 DOM
48. 2026-09-20
    days on market $318,990 Active 121 DOM
49. 2026-09-19
    days on market $318,990 Active 120 DOM
50. 2026-09-18
    days on market $318,990 Active 119 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,250
• − Mortgage interest: −$17,924
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$600
• − Depreciation: −$9,309
• Taxable loss: −$13,023
• Est. tax savings @ 24.0%: +$3,126
• After-tax cash flow: $-4,064/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This brand-new Livingston floorplan in Seguin, TX, is move-in ready with excellent condition and no visible repairs or maintenance needed. Potential buyers and renters will appreciate the curb appeal and smart home features that can be added to further enhance the property's value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Replace landscaping — Improves curb appeal and enhances property value. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Both Upgrade kitchen appliances — Modernizes the space and appeals to a broader market. ↑
• Both Add smart thermostat — Saves on energy costs and appeals to tech-savvy buyers and renters. ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Mcqueeney El F TX #3,836/4,322 Nat'l #35,191/41,679 Middle Briesemeister Middle F TX #1,445/1,662 Nat'l #11,801/14,009 High Seguin H S F TX #1,011/1,632 Nat'l #10,191/17,239

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

C Composite livability gradescore 66/100

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 · 196,854 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: 17% of renters

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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%

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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%
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 1%

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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

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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

Property features AI

Finance

• Other: Address: 1189 Limestone Rdg, Seguin TX 78155
• Financial info: List price $318,990
• HOA & community: Association fee of $50

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan home
• Exterior features: Living area approximately 2565

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Livingston plan)Active new construction listing