719 W Tarleton St · Stephenville, TX 76401

$175,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 58 Days on market

Built 1920 6,490 sqft lot $135/sqft · 9% below area Est $193k · 9% under

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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 +17.5/30.0
• ARV discount +11.7/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Close to Tarleton State University is this 3 BR 2 Bath Home. Property has a nice fenced back yard and a one car carport with storage. Have you ever wondered if you could buy something in Stephenville for under $200K? Here's your opportunity! Home also has a metal roof and updated hardy plank siding on one side of house. Easy to show.

Key facts

• Metal roof
• Fenced back yard
• Storage

Tags

• FENCED BACK YARD
• ONE CAR CARPORT
• STORAGE
• METAL ROOF
• UPDATED HARDY PLANK SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $170k (2.8% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.1% in Stephenville — 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 75/100 on livability (#124 in TX, #3,840 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F, employment D-.
• Stephenville ISD (town): math 53% / reading 48% proficiency, ranked #191 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 383 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 110 units permitted in Erath County in 2024 (61 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Erath County population projected at +55% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $192,965
• List price: $175,000
• Delta: -9.31%
• 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
608 N Belknap Ave	0.27mi	2/2.0 (-1)	1,304 (+1%)	2mo	$320,000	$245	80
265 W Shirley St	0.39mi	3/1.0	1,296 (0%)	1mo	$157,000	$121	77
819 Paddock St	0.31mi	3/2.0	1,372 (+6%)	2mo	$189,000	$138	74
321 S Columbia St	0.35mi	2/1.0 (-1)	1,310 (+1%)	2mo	$499,900	$382	71
960 N Stephen Ave	0.43mi	3/2.0	1,366 (+5%)	1mo	$249,000	$182	70
1175 N Paddock St	0.50mi	2/1.0 (-1)	1,256 (-3%)	1mo	$215,000	$171	62
975 N Neblett St	0.62mi	3/2.0	1,380 (+6%)	1mo	$235,000	$170	60
431 W Collins St	0.26mi	2/1.0 (-1)	1,106 (-15%)	0mo	$98,500	$89	54
1240 W Groesbeck St	0.73mi	3/2.0	1,210 (-7%)	1mo	$268,000	$221	54
859 N Belknap St	0.44mi	2/1.0 (-1)	1,168 (-10%)	1mo	$199,000	$170	53
1101 N Mccart St	0.53mi	2/2.0 (-1)	1,472 (+14%)	1mo	$310,000	$211	47
898 N Neblett St	0.60mi	3/2.0	1,480 (+14%)	2mo	$260,000	$176	47

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-24,542
• Equity at exit: $26,093

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-28,969
• Equity at exit: $15,131

Cash invested: $49,000 (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 76401

• Rents YoY: 0.1%
• Active inventory: 383
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$918
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $136

Break-even live

Break-even rent $1,529

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	44d	1	0.24mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	44d	1	0.37mi
794 W Pecan St Unit 101 Stephenville, TX	3.0	2.5	1540	$2,200	$1.43	44d	1	0.47mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	44d	1	0.48mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	44d	1	0.56mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	44d	1	0.59mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	44d	1	0.62mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	44d	1	0.62mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	44d	1	0.62mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	44d	1	0.83mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	44d	1	0.85mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	44d	1	0.86mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	44d	19	0.93mi
508 Galt Dr Stephenville, TX	3.0	2.5	1544	$2,200	$1.42	44d	1	1.02mi
604 E Broadway St Stephenville, TX	4.0	2.0	1404	$2,400	$1.71	44d	1	1.08mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	44d	1	1.30mi

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 58 DOM
2. 2026-06-18
   days on market $175,000 Active 57 DOM
3. 2026-06-17
   days on market $175,000 Active 56 DOM
4. 2026-06-16
   days on market $175,000 Active 55 DOM
5. 2026-06-16
   price $175,000 Active 54 DOM
6. 2026-06-15
   days on market $177,000 Active 54 DOM
7. 2026-06-14
   days on market $177,000 Active 52 DOM
8. 2026-06-12
   days on market $177,000 Active 51 DOM
9. 2026-06-09
   days on market $177,000 Active 48 DOM
10. 2026-06-08
    days on market $177,000 Active 47 DOM
11. 2026-06-07
    days on market $177,000 Active 46 DOM
12. 2026-06-03
    days on market $177,000 Active 42 DOM
13. 2026-06-02
    days on market $177,000 Active 41 DOM
14. 2026-06-01
    days on market $177,000 Active 40 DOM
15. 2026-05-31
    days on market $177,000 Active 39 DOM
16. 2026-05-30
    days on market $177,000 Active 38 DOM
17. 2026-04-22
    listed $180,000 Active 339-char remark

    Show marketing remark (339 chars)

    Close to Tarleton State University is this 3 BR 2 Bath Home. Property has a nice fenced back yard and a one car carport with storage. Have you ever wondered if you could buy something in Stephenville for under $200K? Here's your opportunity! Home also has a metal roof and updated hardy plank siding on one side of house. Easy to show.

18. 1996-07-23
    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: $2,605 · $217/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$597/yr (+$50/mo · 22.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,411
• − Mortgage interest: −$9,803
• − Property taxes: −$2,605
• − Insurance: −$875
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,091
• Taxable loss: −$1,228
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,927/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: Stephenville ISD
• NCES district ID: 4841520
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $39,565
• Composite: 42.23/100
• National rank: #3283
• State rank: #191 of 826 in TX

Livability — Stephenville

• Score: 75/100
• State rank: #124
• US rank: #3840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stephenville, TX
• County: Erath County · 31,375 people
• City population: 31,375
• Metro: Stephenville, TX
• Population (ZIP): 31,375
• Household income: $61,210
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1758.0

Population outlook (Erath County) Hauer SSP2

• Today (2025): 50,437 people
• By 2030: 55,510 · +10.1%
• By 2040: 66,379 · +31.6%
• By 2050: 77,981 · +54.6%
• By 2075: 109,727 · +117.6%
• By 2100: 132,574 · +162.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Chinese 1%

Political lean MEDSL · Erath

• 2024 margin: Solid R (+68.0) · D 15.7% · R 83.7%
• 2008→2024 swing: -13.5pp toward R · 2008: -54.5pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+63.9 2016: R+65.5 2012: R+67.1 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.71%
• Current HPI: 234.4986
• Rent YoY: ▲ 0.07%
• Metro: Stephenville, 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

2 events — show timeline

• 2026-04-22 Listed $180,000 NTREIS
• 1996-07-23 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,605 · -2.2% YoY. Source: county tax records.