303 Seeley Ave · Mount Calm, TX 76673

$119,000

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 89 Days on market

Built 1935 0.32 ac lot $98/sqft · 27% below area Est $164k · 27% under ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +18.3/30.0
• ARV discount +15.0/15.0
• Appreciation +8.6/10.0
• DSCR +5.8/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Corner-Lot Home in Mt. Calm, TX! Welcome to this 3-bedroom, 1-bath home situated on a desirable corner lot in the quiet community of Mt. Calm. Offering 1,218 square feet of comfortable living space on a 0.32-acre lot. This home, with a little TLC, is perfect for first-time buyers, or investors seeking a solid home with major updates already completed. Step inside to find a functional layout with cozy living spaces and three well-sized bedrooms. The home is equipped with two mini-split systems, providing efficient, heating and cooling throughout the year. Enjoy peace of mind with several important upgrades, including: - The foundation was repaired in May 2026. Additional beams and piers added for additional support. 5 year warranty on the materials - Two Daikin 12,000 BTU mini split AC-Heat units - Recently painted exterior - Updated plumbing with durable PEX throughout - Propane water heater replaced within the last 3 years The spacious corner lot offers plenty of room for outdoor living, gardening, or future improvements, while still being easy to maintain. This lot could be fenced in entirely to provide a private oasis for your family and pets. Conveniently located just 24 minutes from Waco, you’ll enjoy small-town living with quick access to shopping, dining, and entertainment. Don’t miss this opportunity to own one of the only homes in Mt. Calm listed for sale. Schedule your showing today!

Key facts

• Propane water heater
• Corner lot
• Mini split systems

Tags

• CORNER LOT
• MINI SPLIT SYSTEMS
• UPDATED PLUMBING
• PROPANE WATER HEATER
• RECENTLY PAINTED EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (1.7% below list).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,170 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Mount Calm ISD (rural): math 40% / reading 30% proficiency, ranked #892 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($823 loan paydown + $9k appreciation (7.2% local appreciation)).
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($112k) 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: major wind risk, 59% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $163,523
• List price: $119,000
• Delta: -27.23%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.49×
• Total profit: $49,770
• Equity at exit: $83,748

10-year hold

• IRR: 19.8%
• Equity multiple: 5.18×
• Total profit: $139,344
• Equity at exit: $160,259

Cash invested: $33,320 (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 76673

• Home prices YoY: 3.0%
• Active inventory: 48
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $110

Break-even live

Break-even rent $1,030

Max offer price $119,000

Occupancy floor 86%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $119,000 Active 89 DOM
2. 2026-06-17
   price $119,000 Active 88 DOM
3. 2026-06-17
   days on market $129,000 Active 88 DOM
4. 2026-06-16
   days on market $129,000 Active 87 DOM
5. 2026-06-15
   days on market $129,000 Active 86 DOM
6. 2026-06-15
   days on market $129,000 Active 85 DOM
7. 2026-06-13
   days on market $129,000 Active 84 DOM
8. 2026-06-12
   days on market $129,000 Active 83 DOM
9. 2026-06-10
   days on market $129,000 Active 80 DOM
10. 2026-06-08
    days on market $129,000 Active 79 DOM
11. 2026-06-08
    days on market $129,000 Active 78 DOM
12. 2026-06-05
    days on market $129,000 Active 76 DOM
13. 2026-06-03
    days on market $129,000 Active 74 DOM
14. 2026-06-02
    days on market $129,000 Active 73 DOM
15. 2026-06-01
    days on market $129,000 Active 72 DOM
16. 2026-05-31
    days on market $129,000 Active 71 DOM
17. 2026-04-13
    price $129,000 1457-char remark

    Show marketing remark (1457 chars)

    Charming Corner-Lot Home in Mt. Calm, TX! Welcome to this 3-bedroom, 1-bath home situated on a desirable corner lot in the quiet community of Mt. Calm. Offering 1,218 square feet of comfortable living space on a 0.32-acre lot. This home, with a little TLC, is perfect for first-time buyers, or investors seeking a solid home with major updates already completed. Step inside to find a functional layout with cozy living spaces and three well-sized bedrooms. The home is equipped with two mini-split systems, providing efficient, heating and cooling throughout the year. Enjoy peace of mind with several important upgrades, including: - The foundation was repaired in May 2026. Additional beams and piers added for additional support. 5 year warranty on the materials - Two Daikin 12,000 BTU mini split AC-Heat units - Recently painted exterior - Updated plumbing with durable PEX throughout - Propane water heater replaced within the last 3 years The spacious corner lot offers plenty of room for outdoor living, gardening, or future improvements, while still being easy to maintain. This lot could be fenced in entirely to provide a private oasis for your family and pets. Conveniently located just 24 minutes from Waco, you’ll enjoy small-town living with quick access to shopping, dining, and entertainment. Don’t miss this opportunity to own one of the only homes in Mt. Calm listed for sale. Schedule your showing today!

18. 2026-03-21
    listed $139,000 Active 1457-char remark

    Show marketing remark (1457 chars)

    Charming Corner-Lot Home in Mt. Calm, TX! Welcome to this 3-bedroom, 1-bath home situated on a desirable corner lot in the quiet community of Mt. Calm. Offering 1,218 square feet of comfortable living space on a 0.32-acre lot. This home, with a little TLC, is perfect for first-time buyers, or investors seeking a solid home with major updates already completed. Step inside to find a functional layout with cozy living spaces and three well-sized bedrooms. The home is equipped with two mini-split systems, providing efficient, heating and cooling throughout the year. Enjoy peace of mind with several important upgrades, including: - The foundation was repaired in May 2026. Additional beams and piers added for additional support. 5 year warranty on the materials - Two Daikin 12,000 BTU mini split AC-Heat units - Recently painted exterior - Updated plumbing with durable PEX throughout - Propane water heater replaced within the last 3 years The spacious corner lot offers plenty of room for outdoor living, gardening, or future improvements, while still being easy to maintain. This lot could be fenced in entirely to provide a private oasis for your family and pets. Conveniently located just 24 minutes from Waco, you’ll enjoy small-town living with quick access to shopping, dining, and entertainment. Don’t miss this opportunity to own one of the only homes in Mt. Calm listed for sale. Schedule your showing today!

19. 2023-05-08
    soldstatus
20. 2000-01-03
    soldstatus
21. 1996-07-01
    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: $1,684 · $140/mo
• Projected year-2 tax: $2,178 · $181/mo
• Expected delta: +$494/yr (+$41/mo · 29.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,033
• − Mortgage interest: −$6,666
• − Property taxes: −$1,684
• − Insurance: −$595
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$3,462
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,467/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: Mount Calm ISD
• NCES district ID: 4831620
• Math proficiency: 40% ▲ 15.00%
• Reading proficiency: 30% ▲ 10.00%
• Median HH income: $45,137
• Composite: 32.53/100
• National rank: #10829
• State rank: #892 of 1141 in TX

Livability — Mount Calm

• Score: 59/100
• State rank: #1170
• US rank: #20463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Calm, TX
• Population (ZIP): 1,178

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 17% Black 7%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Hungarian 4% Slovak 2% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 81% English-only · Spanish 18%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 243.2203
• 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

-7.2% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $129,000 NTREIS
• 2026-03-21 Listed $139,000 NTREIS
• 2023-05-08 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records
• 1996-07-01 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,684 · -0.4% YoY. Source: county tax records.