Seguin House of Games
Seguin, Texas
Property Overview
This Property Stands Out: “Historic + Functional Business + Themed + Fully Furnished + All-In-One” package — appeals to travelers seeking comfort, novelty, and group-friendly stays (families & groups of friends).
Address: 503 S Austin St, Seguin, TX 78155
Real Estate Type: Neighborhood Commercial
Legal Description: LOT: 1 2; N 20' OF 7,8 BLK: 135 ADDN: INNER
Structure: 5000+ Sq Ft, 2 stories with basement and garage/storages
Property: .26 acres, 11,386.58 square feet
Design: Prairie/Mission by George Willis (protégé of Frank Lloyd Wright)
Location: High visibility on a main thoroughfare with heavy traffic, Austin St.
Current Use: Seguin House of Games - Boutique Hotel / Bed & Breakfast / Short-Term Rental with owner residence on 1st floor & basement
Commercial Vision: Boutique Office, Professional Services, Specialty Retail, or Live/Work Unit
Key Amenities: 2 Full Kitchens, multiple versatile Bedrooms/Rooms, 4 bathrooms, basement, large garage and storage, oversize lot with patios, loggia, balcony
Directions from I10- Exit Austin St. 2.4 miles on Austin St. On corner of Live Oak St & Austin St.
Strategically Located Downtown: walkable to dining, shopping, and local attractions. Market relevance: In a region where the median home value is modest (see below), a fully furnished, short-term rental property can offer strong return potential. The property at 503 S Austin St is positioned on a key artery with existing commercial density, ensuring high traffic and visibility. The property is on the parade route with front row seating to 4th of July, Guadalupe County Fair, and Veterans Day Parade. Downtown Central Park has yearly events including Pecan Fest, Fourth of July celebrations, Summer Concert Series, Holiday Stroll, Earth Day Festival, and Art & Wine Walk, and Fiestas Juan Seguin.
Direct Commercial Neighbors: The property is situated on South Austin Street, a corridor already featuring multiple commercial listings and properties, including:
• Nolte Project - major transformation mixed-use development at 101 E Nolte St.
• Retail/Office spaces around Central Park on Austin St, Court St, River St, Nolte St.
• Downtown Proximity: Historic Downtown Seguin, a block from, Guadalupe County Court House, and Central Business District.
About the Property
On .26 acres in the heart of downtown Seguin, within walking distance to shops, restaurants, parks, and community amenities. Located in the heart of Seguin, this unique property offers a blend of historic charm and modern utility, making it an ideal candidate for commercial conversion or boutique mixed-use development. Currently operated as a successful short-term rental listed on Airbnb, the property provides immediate income potential while strategic planning for commercial re-zoning and redevelopment is underway.
Massive Renovations
Upon closing of the house in March 2020, Debbie and her team began massive clean-up and renovations. She started with removal of the awnings over the windows. Restoring the house to its original glory, the entire house was inspired by Frank Lloyd Wright, Joe and Debbie’s favorite architect. Researching colors and designs, mismatched lighting was removed to sleek FLW design. 22 doors were removed and the floor plan was altered to give logical space.
First floor was gutted with the theme “What would Frank do!”, approximately 2000+ square feet. The portico was transformed to the office with a new split unit HVAC system. A fake ceiling was removed to reveal original beaded board, restored. Built-in Shou Sugi Ban shelving. 42 windows were replaced with energy-efficient windows and covered with gray remote controlled black out shades. The electrical system was upgraded to current standards. Plumbing was upgraded as well. HVAC system was totally replaced on first and second floor. The original fireplace was lovingly renovated. The original curio with stain glass in the living room was personally restored by Debbie. The large picture windows in the front of the house were restored by Joe and Debbie. The hardwood floors were preserved with black stain. The stucco walls were restored and painted FLW colors of Titanium Gray with Graphite Gray trim. The ceilings were restored with Haunt Aqua Blue paint. The kitchen was recreated into a modern space with massive, luxurious Ikea cabinets and gray concrete countertops, and new stainless-steel appliances including a microwave drawer. The 1920’s glass block was preserved. The two bathrooms were upgraded with a Japanese soaking tub, concrete and tile shower, and Japanese Shou Sugi Ban cabinets and porcelain sinks. Joe created Debbie a charming library with modern shelving to accent the bay windows. Did we mention built-in Ikea storage and Infrared Dry Sauna in the transition room?
Wander upstairs to the second floor, Seguin House of Games, an architectural gem has been thoughtfully rebuilt to honor its Wrightian roots while offering modern comfort and whimsical charm. Private second-floor sanctuary spans over 2,000 sq ft and features four uniquely themed rooms: the Danish-inspired Chess Room, Mission-style Scrabble Room, 1940s Futuristic Monopoly Room, and the tranquil 1930s Oriental Zen Trivial Pursuit Room. In the center is a Gathering Room. Retro-modern kitchen is rebuilt with Ikea cabinets. 1920’s glass blocks were restored to accent the kitchen. Two bathrooms have a Japanese soaking tub, walk-in showers, and Japanese Shou Sugi Ban cabinets and porcelain sinks. The hardwood was restored with black stain. Windows were upgraded with high-efficiency window systems. Electrical was upgraded to current standards. Plumbing was upgraded as well. Original doors were lovingly restored with glass knobs and original hardware and modern Schlage.
Exterior of the house began with restoration of the stucco. Standing Seam Metal Roof was performed with new gutters and soffets. Painting of house was with the highest quality paint in Downtown Gray and Sharkfin trim – all Wrightian colors. The backyard and utility areas are bordered with Shou Sugi Ban fencing. The front landing accents Midway Garden Fairy from FLW collection. Entry stairwell to Seguin House of Games was upgraded to code with new railing. The 1800’s garage was restored with new modern remote garage doors. New energy efficient doors replaced damaged doors. The original irrigation system was upgraded to modern Rachio system. The front yard was overhauled with Bermuda grass and white flowers – roses, lantanas, plumbegos, and plum trees. An organic English garden of vintage bricks is on the Live Oak side with tomatoes, cucumbers, okra, and peppers.
Property Genealogy
Built in 1923 for John and Mabel Vivroux, the house is Mission Prairie style designed by George Willis, protégé to Frank Lloyd Wright. The house consists of 13” brick and concrete walls. The original structure was 3-story that included a basement equipped with coal shoot for heating, dumbwaiter, and vault. The first floor had a living room with oversize fireplace, parlor, and kitchen. The Second floor consisted of four rooms. There is a horse stall from the 1800’s that was converted to a garage. The portico for horseless carriages was to the north of the house that was converted to a diverse room about 1972 by the Traeger family. The house had major renovations and expansion about 1945 to today’s structure that included two kitchens, four bathrooms, and lounging patio.
The property was purchased from Walter Nolte’s wife, Olivia in 1921. Defined as lots 1 & 2,Block 4 of the original platting of Seguin by Green Dewitt, Dewitt’s Colony in 1839. During Congressional Reconstruction in 1865, the property was encampment by Buffalo Soldiers.
John Traeger married Bernice Vivroux in 1959. John Traeger served State of Texas House 1963-1972, Texas Senate 1973-1986. He also managed Vivroux Hardware and Vivroux Toys with his wife. John, a politician, hosted Texas diplomats in the house including Governor John Connally.
The house stayed in the Vivroux/Traeger family until about 2009.
Joe and Debbie Pedigo bought the house in March 2020. Severely in disrepair and during the pandemic, they performed an extensive renovation. Debbie’s vision was to retain residence on the first floor and create a small boutique hotel / short term rental on the second floor with themed rooms of their family’s favorite games including their favorite game – poker.
About the Owner's Quarters
First floor was gutted with the theme “What would Frank do!”, approximately 2000+ square feet. The portico was transformed to the office with a new split unit HVAC system. A fake ceiling was removed to reveal original beaded board, restored. Built-in Shou Sugi Ban shelving. 42 windows were replaced with energy-efficient windows and covered with gray remote controlled black out shades. The electrical system was upgraded to current standards. Plumbing was upgraded as well. HVAC system was totally replaced on first and second floor. The original fireplace was lovingly renovated. The original curio with stain glass in the living room was personally restored by Debbie. The large picture windows in the front of the house were restored by Joe and Debbie. The hardwood floors were preserved with black stain. The stucco walls were restored and painted FLW colors of Titanium Gray with Graphite Gray trim. The ceilings were restored with Haunt Aqua Blue paint. The kitchen was recreated into a modern space with massive, luxurious Ikea cabinets and gray concrete countertops, and new stainless-steel appliances including a microwave drawer. The 1920’s glass block was preserved. The two bathrooms were upgraded with a Japanese soaking tub, concrete and tile shower, and Japanese Shou Sugi Ban cabinets and porcelain sinks. Joe created Debbie a charming library with modern shelving to accent the bay windows. Did we mention built-in Ikea storage and Infrared Dry Sauna in the transition room?
Features:
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Historic
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Romantic
Lifestyle:
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Winery
-
Golf
Video
3D Tour
Business Description:
Seguin House of Games – Established Growing Turnkey Business
Strategic Location & Market Dynamics
The Seguin Advantage: A High-Growth Texas Market
Invest in the future of one of Texas's fastest-growing regions. Seguin lies strategically between San Antonio and Austin, drawing immense capital investment and population growth.
Attractions - Seguin is attracting travelers for small town attractions including #1 Barbecue Restaurant in Texas, Burnt Bean. Lots of Parks and Sports: newly renovated Max Starcke Golf Course, Max Starcke Park with Guadalupe River, basketball, tennis, volleyball, fishing, Wave Pool. Central Square, Walnut Springs Hiking Trail, Park West Splash Pad, Manuel C. Castilla Park, Fields at Huber Ranch, Walnut Springs Park, Bauer Park, Barky Park, Riverview Park. Home of the Texas Rangers and Jack C Hays, the area attracts historians to Heritage Village, The Sebastopol, Juan Seguin’s Cemetery, and other local attractions.
Connectivity - Excellent access to major routes, including IH-10, SH 46, and SH 123.
Population Growth - Projected to exceed 50,000 residents by 2030, 72% increase from 2020 resulting in massive and sustained demand for local commercial and professional services.
Economic Drivers - Home to major companies in Advanced Manufacturing, Automotive Suppliers including Alamo Group, Caterpillar, Continental, Commercial Metals Corporation, Tyson Foods, Schaeffler, Mosaic, Clayton Homes, ServiceMaster, Boeing Company, Helmerich & Payne, Hexcel, Inteplast Group, AmeriTex Pipe & Products, Cargill, Fastenal, Ryder Truck, Niagara, Sodexo, Intermedix, Cadrex Manufacturing Solutions.
Commercial Density - 78155 Zip Code contains approximately 1,458 Total Commercial Properties, indicating an established business ecosystem.
Medical/Healthcare - Guadalupe Regional Medical Center is one of the top independent medical systems attracting multiple healthcare employees and firms including SAFE Medical Centers, United Healthcare, Cornerstone Healthcare Consultants Inc, and various home health, personal care, and assisted living providers like Comfort Keepers and WellMed.
Seguin House of Games
Seguin House of Games is a loved short-term rental / boutique hotel / vacation destination. It started accepting clients in April 2024. It was an immediate success! It is currently listed on AirBnb, VRBO, and a hosted website, seguinhouseofgames.com. The Schlage door system makes for easy access and safety for clients. Clients have a Welcome Book at fingertips with all information to make an enjoyable stay. Booking system is easy and self-operating setup for automatic access and quick responses. Clients can contact us until 10:00 pm for booking questions, though it is self-explanatory. Banking is automatically deposited in our business bank account. Just add your personal touches!
Start your B&B Tomorrow - all supplies and equipment are part of the package! We did the hard stuff – getting permits and changing from residential to Neighborhood Commercial! We selected high quality from the beginning! There is a list of all equipment in the Welcome Books labeled and organized. The rooms are equipped with desk and chair, Bose Wave Clock, Xbox Series X, Smart TV, noise silencer, ear plugs, extra pillows, charging station. The gathering room, Poker Room is equipped with Bose clock, charging station, new custom poker table and chairs valued $3000+, lounge chairs, vintage foosball table, vintage curio, 4 small Smart TVs and 60” Smart TV. The kitchen is fully stocked with new Ikea dishes, silverware, glasses, mugs, pots and pans, cooking utensils, microwave, refrigerator, water cooler, pub table and chairs, washer/dryer, vacuum. The sheets are organic bamboo and/or eucalyptus sheets. Shampoo/conditioner/body soap is in soap containers, all organic. We equipped the space with 300+ games, vintage and new books, 200+ vintage and new comic books and magazines, and 300+ DVD’s and games. The art collection will stay in-tact with Eric Fan originals, Rich Monopoly original, Salvador replicas, and more.
With 5 of 5-star rating, our biggest clients are repeat clients with some staying 8 – 10 times to date. Our clients are largely from Houston and Dallas area. Our clients are varied ages, and various cultures. Many clients are business related working at Guadalupe Regional Hospital while others come in for various business experiences including oil and gas. The favorite room is the Chess Room with the Monopoly Room second favorite. It rents approximately $100 -120 per night per room.
Parking is excellent as guests have ample parking on Live Oak with over ten spaces available.
Our only challenge is two European-style bathrooms, though most clients do not mind. The other challenge is the business is on the second floor limiting ADA and those with limited abilities.
We will train you! Though, the business runs itself, we are here for you every step of the way including Hotel Occupancy Tax processes. Debbie does all cleaning, and willing to train.
The opportunities are endless! There is lots of space on the property for expansion (must be approved by City of Seguin, of course). The first floor can be your family unit as we separated the spaces. You can covert the first floor to offices, small restaurant, or executive suites.
Hospitality Landscape in Seguin:
• A well-appointed, fully furnished vacation rental (with multiple bedrooms, common areas, and unique amenities) captures demand from guests wanting more than a motel room.
• The growing Short Term Rental demand and modest baseline supply of traditional hotel rooms and vacation rentals means quality rental with niche appeal performs well.
• Presence of vacation-rental demand tied to tourism, events, and short-term stays suggests consistent occupancy and premium nightly rates.
Typical Guest / Market Segments
Given the mix of accommodation types and the mix of amenities available, the main guest / demand segments in Seguin are:
• Tourists / Weekend Travelers — people visiting Seguin for its historic downtown, local events/festivals, or as a stop between major metro areas along I-10.
• Executive Business and Traveling Employees – Executives and traveling employees of firms in Central Texas choose alternative accommodations with all-in-one alternatives to motel/hotels for safety and convenience.
• Short-term rental seekers — groups, families, or travelers who prefer more space, amenities like house-style, kitchens, game rooms, than typical motel rooms. This includes vacation stays, group stays, and small family/group events.
• Budget / business travelers — using traditional motel/hotel rooms for overnight stays, commuting, or short business visits.
Economic & Tourism Impact
• Visit Seguin noted that the past 12 months, there was $79.2 million in direct visitor spending in the city — a signal that tourism and overnight stays are a meaningful part of the economy.
• Growth in overnight stays, especially driven by short-term rentals even as traditional hotel occupancy softened slightly.
• Local observers note that tourism — especially tied to events (like festivals), historic-downtown visits, and weekend getaways — stimulates increased spending at restaurants, retail shops, and services, which in turn supports hospitality staffing and new lodging supply.
Neighborhood & Market Context:
Renter-occupied rate: 27.8%
Vacant (homeowner) rate: 1.2%
Population of city (Seguin): 36,013
Demographics: % Hispanic/Latino ~ 53.7%
Typical home-size (owner occupied): 2.75 bedrooms per home
Median age (2023): 37.5 years
Median household income: $61,896
Per-capita income: $31,915
Hispanic or Latino: 53.7%
White (non-Hispanic): 36.5%
Black or African American (Non-Hispanic): 5.9%
Asian (non-Hispanic): 1.0%
Native American / Other / Multiracial: 2–3%
Implications for 503 S Austin:
Given the relatively low median home value in the area, this property represents a premium asset leveraging historic character, full furnishing, and short-term rental use — which can command higher nightly rates compared to local long-term rentals or sale values. With over a quarter of households renting and turnover, the demand for alternative lodging (short-term rentals, vacation stays, group stays) remains consistent — particularly as downtown Seguin attracts visitors. The sizable population and growing city estimate point toward stable demand for lodging, entertainment, and hospitality — making 503 S Austin an attractive commercial real-estate investment.
Key Selling Points:
• Historic Charm with Modern Comforts — Offers a “storybook” stay unlike standard rentals.
• Fully Furnished Turnkey — No need to invest in furnishing or staging.
• Central Location — Walking distance to downtown amenities, restaurants, shops, and local culture.
• Multi-guest Capacity and Versatile Spaces — accommodates families, friends, or multiple groups.
Investment & Use-Case Highlights
Ideal Use Cases:
• Short-Term Rental / Vacation Property (STR) — established on Airbnb, VRBO, and website.
• Expansion - Built a solid business foundation on an excellent oversized property with ample space for expansion of Seguin House of Games.
• Flexibility – Use the first floor for your personal residence, Executive Rental, Office Rental. The opportunities are unlimited.
• Group / Family Getaways — four bedrooms, ample shared space, recreational amenities.
• Boutique Rental - Tourists exploring downtown Seguin, Guadalupe River, Texas Hill Country, nearby lakes, and local attractions.
• Hybrid Use - Live-work / creative retreat / small-group events (given unique rooms, gathering spaces, and historic charm).
Investment Thesis
503 S Austin St is not just a Historical Building - it is a conversion asset perfectly timed to capitalize on Seguin's explosive commercial and population expansion.
Immediate Income -Leverage short-term rental cash flow with approved commercial permits and live on the first floor.
Conversion Upside - Reposition the asset higher-value commercial use (Office, Retail, or Medical) to meet the demand from Seguin's influx of high-profile manufacturers and residents.
Low Barrier to Entry - Capture a desirable address on Austin Street, a known commercial corridor, at a scale more manageable than large-acre developments.
Terms of Sale:
This unique house is an unbelievable opportunity to own a unique business ready to go.
Bring your best offer.
Make it fast though - we expect this to go very quickly!
Debbie Pedigo (Owner)
2104014501
Seguin House of Games
Sq Ft:
5,200
Owner's Quarters Sq Ft:
2,000
Acres:
0.26
Year Built:
1923
Last Renovated:
2025
Years in Business:
