148 E Boundary St · Giddings, TX 78942

$187,500

3 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 207 Days on market

Built 1965 8,624 sqft lot $131/sqft · 18% below area Est $228k · 18% under ↓ 1% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• 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

Situated in Giddings, TX, this 3-bedroom, 2-bath home is just a few finishing touches away from becoming an ideal cozy retreat, an opportunity you won’t want to miss. With its charming features and recent updates, this property is a canvas ready for your personal flair. Imagine sipping your morning coffee on the porch, surrounded by the natural beauty of large, shade-giving trees. The potential for a vibrant garden or a playful backyard space is right at your fingertips, perfect for family gatherings or a tranquil escape. Inside, the living room's wood-burning “Earth Stove” offers warm, cozy evenings during the cooler months, while the newly installed windows invite plenty of natural light. The fresh paint and new flooring provide a modern touch, ensuring that the home feels welcoming and fresh. The kitchen stands as a blank canvas, awaiting your creative vision to transform it into a culinary haven. Whether you dream of a sleek, modern design or a rustic, farmhouse feel, the possibilities are endless. This home isn't just a place to live, it's a place to grow, to create, and to enjoy life's moments. Whether you're an investor seeking a promising project, or a family looking for a new chapter, this Giddings gem is ready to be a part of your story. Don’t wait to make this charming house your home. Schedule your visit today and start envisioning your future here.

Key facts

• Updated living room
• Fully fenced
• Enhanced privacy

Tags

• CORNER LOT
• FULLY FENCED
• ENHANCED PRIVACY
• CUL-DE-SAC
• UPDATED LIVING ROOM
• WOOD-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $180k (4.0% below list).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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 1965 — 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: 0.96% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $228,469
• List price: $187,500
• Delta: -17.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
751 N Burleson St	0.19mi	3/2.0	1,355 (-5%)	3mo	$185,000	$137	80
870 N Waco St	0.29mi	3/2.0	1,387 (-3%)	24mo	$269,000	$194	62
1081 N Navarro St	0.51mi	3/2.0	1,488 (+4%)	11mo	$315,000	$212	60
401 Clark Ln	0.69mi	3/2.0	1,516 (+6%)	6mo	$333,900	$220	53
1262 E Washington St	0.75mi	3/2.0	1,509 (+6%)	19mo	$294,500	$195	40
310 S Caldwell St	0.73mi	3/2.0	1,510 (+6%)	23mo	$300,000	$199	37
253 S Madison St	0.66mi	2/2.0 (-1)	1,644 (+15%)	22mo	$259,900	$158	21

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-19,589
• Equity at exit: $27,957

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,157
• Equity at exit: $16,212

Cash invested: $52,500 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$983
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $169

Break-even live

Break-even rent $1,585

Max offer price $187,500

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: $46,875
• Closing costs: $5,625
• 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	0.32mi

Listing history 20 events

1. 2026-06-18
   days on market $187,500 Active 207 DOM
2. 2026-06-17
   days on market $187,500 Active 206 DOM
3. 2026-06-16
   days on market $187,500 Active 205 DOM
4. 2026-06-15
   days on market $187,500 Active 204 DOM
5. 2026-06-13
   days on market $187,500 Active 202 DOM
6. 2026-06-12
   days on market $187,500 Active 201 DOM
7. 2026-06-09
   days on market $187,500 Active 198 DOM
8. 2026-06-08
   days on market $187,500 Active 197 DOM
9. 2026-06-08
   days on market $187,500 Active 196 DOM
10. 2026-06-03
    days on market $187,500 Active 192 DOM
11. 2026-06-02
    days on market $187,500 Active 191 DOM
12. 2026-06-01
    days on market $187,500 Active 190 DOM
13. 2026-05-31
    days on market $187,500 Active 189 DOM
14. 2026-02-21
    price $187,500 1407-char remark

    Show marketing remark (1407 chars)

    Situated in Giddings, TX, this 3-bedroom, 2-bath home is just a few finishing touches away from becoming an ideal cozy retreat, an opportunity you won’t want to miss. With its charming features and recent updates, this property is a canvas ready for your personal flair. Imagine sipping your morning coffee on the porch, surrounded by the natural beauty of large, shade-giving trees. The potential for a vibrant garden or a playful backyard space is right at your fingertips, perfect for family gatherings or a tranquil escape. Inside, the living room's wood-burning “Earth Stove” offers warm, cozy evenings during the cooler months, while the newly installed windows invite plenty of natural light. The fresh paint and new flooring provide a modern touch, ensuring that the home feels welcoming and fresh. The kitchen stands as a blank canvas, awaiting your creative vision to transform it into a culinary haven. Whether you dream of a sleek, modern design or a rustic, farmhouse feel, the possibilities are endless. This home isn't just a place to live, it's a place to grow, to create, and to enjoy life's moments. Whether you're an investor seeking a promising project, or a family looking for a new chapter, this Giddings gem is ready to be a part of your story. Don’t wait to make this charming house your home. Schedule your visit today and start envisioning your future here.

15. 2025-11-23
    listed $189,500 Active 1407-char remark

    Show marketing remark (1407 chars)

    Situated in Giddings, TX, this 3-bedroom, 2-bath home is just a few finishing touches away from becoming an ideal cozy retreat, an opportunity you won’t want to miss. With its charming features and recent updates, this property is a canvas ready for your personal flair. Imagine sipping your morning coffee on the porch, surrounded by the natural beauty of large, shade-giving trees. The potential for a vibrant garden or a playful backyard space is right at your fingertips, perfect for family gatherings or a tranquil escape. Inside, the living room's wood-burning “Earth Stove” offers warm, cozy evenings during the cooler months, while the newly installed windows invite plenty of natural light. The fresh paint and new flooring provide a modern touch, ensuring that the home feels welcoming and fresh. The kitchen stands as a blank canvas, awaiting your creative vision to transform it into a culinary haven. Whether you dream of a sleek, modern design or a rustic, farmhouse feel, the possibilities are endless. This home isn't just a place to live, it's a place to grow, to create, and to enjoy life's moments. Whether you're an investor seeking a promising project, or a family looking for a new chapter, this Giddings gem is ready to be a part of your story. Don’t wait to make this charming house your home. Schedule your visit today and start envisioning your future here.

16. 2024-10-22
    price
17. 2024-07-24
    listed Active
18. 2023-08-10
    listed Active
19. 2022-09-09
    soldstatus
20. 2005-08-27
    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: $2,294 · $191/mo
• Projected year-2 tax: $3,431 · $286/mo
• Expected delta: +$1,138/yr (+$95/mo · 49.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 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: −$10,503
• − Property taxes: −$2,294
• − Insurance: −$938
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,455
• Taxable loss: −$1,045
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $2,284/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

-1.1% since first listed

7 events — show timeline

• 2026-02-21 Price Changed $187,500 Unlock MLS
• 2025-11-23 Listed $189,500 Unlock MLS
• 2024-10-22 Price Changed — Unlock MLS
• 2024-07-24 Listed — Unlock MLS
• 2023-08-10 Listed — Unlock MLS
• 2022-09-09 Sold (Public Records) — Public Records
• 2005-08-27 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,294 · +5.3% YoY. Source: county tax records.