955 University Ln · Seguin, TX 78155

$259,000

4 bd · 2.0 ba · 1,908 sqft · MultiFamily public records · 147 Days on market

Built 1980 0.31 ac lot $136/sqft · 37% below area Est $413k · 37% under

---

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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

* * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

Key facts

• Oversized corner lot
• No hoa
• Rapidly growing area

Tags

• INVESTMENT DUPLEX OPPORTUNITY
• OVERSIZED CORNER LOT
• SIDE YARD FOR TENANTS
• RAPIDLY GROWING AREA
• HIGH RENTAL DEMAND
• NO HOA

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive. Per door: $98/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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); 1342 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,064 units permitted in Guadalupe County in 2024 (133 in 5+ unit buildings).
• This rent runs 44% 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 $8k 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 147 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $227,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

• ARV (median comp): $413,289
• List price: $259,000
• Delta: -37.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-31,948
• Equity at exit: $38,618

10-year hold

• IRR: -4.7%
• Equity multiple: 0.70×
• Total profit: $-21,540
• Equity at exit: $22,394

Cash invested: $72,520 (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: 1342
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$419 /mo · $5,023/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $195

Break-even live

Break-even rent $2,386

Max offer price $259,000

Occupancy floor 88%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,634
Total (2 units)			$2,633

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 8th St Seguin, TX	3.0	2.0	1298	$1,375	$1.06	4d	1	0.33mi
1331 Hidalgo St Seguin, TX	3.0	2.0	1298	$1,364	$1.05	22d	1	0.52mi
772 Mitchell Ave Seguin, TX	3.0	2.0	1298	$1,560	$1.20	4d	1	0.65mi
450 Wallace St Seguin, TX	3.0	2.0	1392	$1,700	$1.22	44d	1	0.71mi
227 Lopez St Seguin, TX	3.0	2.0	1298	$1,249	$0.96	13d	1	1.31mi
222 Garcia St Seguin, TX	3.0	2.0	1298	$1,215	$0.94	2d	1	1.31mi
223 W Baxter St Seguin, TX	3.0	2.0	1298	$1,664	$1.28	2d	1	1.31mi
228 Garcia St Seguin, TX	3.0	2.0	1298	$1,275	$0.98	4d	1	1.31mi
219 Garcia St Seguin, TX	3.0	2.0	1298	$1,449	$1.12	4d	1	1.32mi
726 E Humphreys St Seguin, TX	3.0	2.0	1248	$1,500	$1.20	24d	1	1.39mi

Listing history 31 events

1. 2026-06-18
   days on market $259,000 Active 147 DOM
2. 2026-06-17
   days on market $259,000 Active 146 DOM
3. 2026-06-16
   days on market $259,000 Active 145 DOM
4. 2026-06-13
   days on market $259,000 Active 142 DOM
5. 2026-06-09
   days on market $259,000 Active 138 DOM
6. 2026-06-08
   days on market $259,000 Active 137 DOM
7. 2026-06-07
   days on market $259,000 Active 136 DOM
8. 2026-06-04
   days on market $259,000 Active 133 DOM
9. 2026-06-03
   days on market $259,000 Active 132 DOM
10. 2026-06-02
    days on market $259,000 Active 131 DOM
11. 2026-06-01
    days on market $259,000 Active 130 DOM
12. 2026-05-31
    days on market $259,000 Active 129 DOM
13. 2026-05-19
    price $259,000 1038-char remark

    Show marketing remark (1038 chars)

    * * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

14. 2026-05-13
    price $259,000 1031-char remark

    Show marketing remark (1031 chars)

    **Investment Duplex Opportunity:** This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

15. 2026-05-13
    price $259,000

    Show marketing remark (1031 chars)

    **Investment Duplex Opportunity:** This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

16. 2026-04-24
    price $270,000
17. 2026-04-14
    price $270,000 1031-char remark

    Show marketing remark (1031 chars)

    **Investment Duplex Opportunity:** This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

18. 2026-04-13
    price $270,000 1038-char remark

    Show marketing remark (1038 chars)

    * * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

19. 2026-01-22
    listed $275,000 New 1031-char remark

    Show marketing remark (1038 chars)

    * * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

20. 2026-01-22
    listed $275,000 Active 1038-char remark

    Show marketing remark (1038 chars)

    * * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

21. 2026-01-22
    listed $275,000 Active

    Show marketing remark (1038 chars)

    * * Investment Duplex Opportunity: * * This duplex presents a prime opportunity to own a valuable piece of real estate in Seguin. This oversized corner lot is within walking distance of Texas Lutheran University and the new Seguin West Park. Whether you are an investor looking to expand your portfolio or a homeowner seeking a multi-family property, this duplex offers a compelling combination of location, amenities, and income potential. The property boasts a convenient location near major employers such as Caterpillar and Tyson Foods, as well as upcoming commercial developments on the west side. Additionally, the property features a side yard that can be utilized by tenants or potentially used for the construction of additional units in the future. Don't miss out on this opportunity to invest in Seguin's thriving real estate market. Seguin is a rapidly growing area with significant potential for long-term property appreciation and high rental demand. NO HOA! Dont miss your opportunity for this great investment property.

22. 2024-05-09
    historical
23. 2024-05-03
    listed Active
24. 2024-04-30
    listed $175,000 New
25. 2015-10-07
    soldstatus
26. 2015-10-06
    soldstatus Sold
27. 2015-08-20
    status Pending
28. 2015-03-30
    status Back on Market
29. 2015-03-24
    historical Active Option
30. 2015-03-07
    listed $138,500 New
31. 1992-12-09
    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: $5,023 · $419/mo
• Projected year-2 tax: $5,023 · $419/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $31,596
• − Mortgage interest: −$14,508
• − Property taxes: −$5,023
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$7,535
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,781/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

+87.0% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $259,000 CTXMLS
• 2026-05-13 Price Changed $259,000 LERA
• 2026-05-13 Price Changed $259,000 Unlock MLS
• 2026-04-24 Price Changed $270,000 Unlock MLS
• 2026-04-14 Price Changed $270,000 LERA
• 2026-04-13 Price Changed $270,000 CTXMLS
• 2026-01-22 Listed $275,000 LERA
• 2026-01-22 Listed $275,000 Unlock MLS
• 2026-01-22 Listed $275,000 CTXMLS
• 2024-05-09 Listing Removed — LERA
• 2024-05-03 Listed — Unlock MLS
• 2024-04-30 Listed $175,000 LERA
• 2015-10-07 Sold (Public Records) — Public Records
• 2015-10-06 Sold (MLS) — LERA
• 2015-08-20 Pending — LERA
• 2015-03-30 Relisted — LERA
• 2015-03-24 Contingent — LERA
• 2015-03-07 Listed $138,500 LERA
• 1992-12-09 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2026): $5,023 · -7.4% YoY. Source: county tax records.