1250 N Belknap St · Stephenville, TX 76401

$115,000

2 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 288 Days on market

Built 1999 5,227 sqft lot $106/sqft · 17% below area Est $139k · 17% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• 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

Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

Key facts

• Utility closet
• Big shade tree
• Fenced front yard

Tags

• CORNER LOT
• FENCED FRONT YARD
• BIG SHADE TREE
• UTILITY CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 15 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 288 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $34k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $138,920
• List price: $115,000
• Delta: -17.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 W Walnut St	0.04mi	2/1.0	1,099 (+1%)	10mo	$120,000	$109	84
431 W Collins St	0.33mi	2/1.0	1,106 (+2%)	0mo	$98,500	$89	78
990 N Paddock St	0.27mi	2/1.0	1,052 (-3%)	0mo	$199,500	$190	78
662 N Barton St	0.37mi	2/2.0	1,052 (-3%)	1mo	$193,000	$183	76
859 N Belknap St	0.19mi	2/1.0	1,168 (+7%)	1mo	$199,000	$170	74
950 N Mccart St	0.36mi	2/1.0	1,043 (-4%)	5mo	$220,000	$211	68
1390 N Estes St	0.13mi	2/1.0	936 (-14%)	2mo	$130,000	$139	64
555 W Elm St	0.19mi	3/2.0 (+1)	1,182 (+9%)	11mo	$210,000	$178	62
965 N Stephens Ave	0.39mi	2/1.0	986 (-9%)	2mo	$199,500	$202	60
863 N Clinton	0.49mi	2/1.0	988 (-9%)	1mo	$190,000	$192	57
1075 W Pecan St	0.56mi	2/1.5	1,156 (+6%)	8mo	$149,500	$129	55
557 W College St	0.74mi	2/2.0	1,240 (+14%)	9mo	$208,900	$168	35

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,788
• Equity at exit: $17,147

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $6,027
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$603
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $293

Break-even live

Break-even rent $951

Max offer price $115,000

Occupancy floor 73%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1391 N Race Unit C Stephenville, TX	2.0	2.0	800	$1,000	$1.25	44d	1	0.14mi
731 W Walnut St Stephenville, TX	2.0	1.0	828	$1,100	$1.33	44d	1	0.30mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	44d	1	0.47mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	44d	1	0.51mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	44d	1	0.76mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	44d	1	0.81mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	44d	1	1.05mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	44d	1	1.12mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	44d	1	1.15mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	44d	1	1.16mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	44d	1	1.20mi
1801 W Lingleville Rd Stephenville, TX	1.0	1.0	748	$990	$1.32	44d	1	1.21mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	44d	1	1.22mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	44d	1	1.38mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	44d	1	1.45mi

Listing history 35 events

1. 2026-06-12
   days on market $115,000 Active 288 DOM
2. 2026-06-09
   days on market $115,000 Active 285 DOM
3. 2026-06-08
   days on market $115,000 Active 284 DOM
4. 2026-06-07
   days on market $115,000 Active 283 DOM
5. 2026-06-03
   days on market $115,000 Active 279 DOM
6. 2026-06-02
   days on market $115,000 Active 278 DOM
7. 2026-06-01
   days on market $115,000 Active 277 DOM
8. 2026-05-31
   days on market $115,000 Active 276 DOM
9. 2026-05-30
   days on market $115,000 Active 275 DOM
10. 2026-03-19
    status Active 515-char remark

    Show marketing remark (515 chars)

    Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

11. 2025-12-30
    price $115,000 515-char remark

    Show marketing remark (515 chars)

    Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

12. 2025-08-12
    price $129,000 515-char remark

    Show marketing remark (515 chars)

    Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

13. 2025-07-16
    price $144,000 515-char remark

    Show marketing remark (515 chars)

    Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

14. 2025-06-27
    listed $149,000 Active 515-char remark

    Show marketing remark (515 chars)

    Great starter home, student residence or investment. Located on a corner lot with manageable size, appealing for the first -time homeowner or full-time college student. Only minutes away from Tarleton University and grade schools. Small and efficient 2-bedroom, 2-bath home fenced front yard with big shad tree. Open concept kitchen living area making plenty of room for entertaining. Utility closet for washer and dryer. Don't blink... this one will be gone!!! Seller will offer $5,000 in down payment assistance.

15. 2025-05-08
    historical $562
16. 2025-05-01
    listed $562
17. 2025-03-25
    soldstatus Closed 269-char remark

    Show marketing remark (269 chars)

    Beautiful 2 bedroom home minutes away from Tarleton University. This home, situated on a corner lot, would be perfect for students or as a first home for a family. Home has had some recent updates and is move in ready! This one wont last long! Book your showing today!

18. 2025-02-14
    soldstatus
19. 2024-12-20
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Beautiful 2 bedroom home minutes away from Tarleton University. This home, situated on a corner lot, would be perfect for students or as a first home for a family. Home has had some recent updates and is move in ready! This one wont last long! Book your showing today!

20. 2024-12-17
    historical $1,250
21. 2024-11-13
    listed $1,250
22. 2024-10-10
    listed $85,000 Active 269-char remark

    Show marketing remark (269 chars)

    Beautiful 2 bedroom home minutes away from Tarleton University. This home, situated on a corner lot, would be perfect for students or as a first home for a family. Home has had some recent updates and is move in ready! This one wont last long! Book your showing today!

23. 2024-09-22
    historical $562
24. 2024-09-16
    listed $562
25. 2024-08-23
    soldstatus
26. 2023-07-29
    historical
27. 2023-07-26
    historical
28. 2020-08-14
    historical
29. 2020-02-24
    soldstatus
30. 2019-12-09
    price $72,500
31. 2019-10-24
    price $58,750
32. 2019-09-12
    price $68,980
33. 2019-09-05
    listed $78,980 Active
34. 1997-07-21
    soldstatus
35. 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: $1,203 · $100/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$901/yr (+$75/mo · 74.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,856
• − Mortgage interest: −$6,442
• − Property taxes: −$1,203
• − Insurance: −$575
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$3,345
• Taxable income: $1,754
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,091/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

+45.6% since first listed

26 events — show timeline

• 2026-03-19 Relisted — NTREIS
• 2025-12-30 Price Changed $115,000 NTREIS
• 2025-08-12 Price Changed $129,000 NTREIS
• 2025-07-16 Price Changed $144,000 NTREIS
• 2025-06-27 Listed $149,000 NTREIS
• 2025-05-08 Rental Removed $562 SHOWMOJO2
• 2025-05-01 Listed for Rent $562 SHOWMOJO2
• 2025-03-25 Sold (MLS) — NTREIS
• 2025-02-14 Sold (Public Records) — Public Records
• 2024-12-20 Pending — NTREIS
• 2024-12-17 Rental Removed $1,250 RENT.
• 2024-11-13 Listed for Rent $1,250 RENT.
• 2024-10-10 Listed $85,000 NTREIS
• 2024-09-22 Rental Removed $562 SHOWMOJO
• 2024-09-16 Listed for Rent $562 SHOWMOJO
• 2024-08-23 Sold (Public Records) — Public Records
• 2023-07-29 Rental Removed — APPFOLIO
• 2023-07-26 Rental Removed — RENT.
• 2020-08-14 Listing Removed — NTREIS
• 2020-02-24 Sold (Public Records) — Public Records
• 2019-12-09 Price Changed $72,500 NTREIS
• 2019-10-24 Price Changed $58,750 NTREIS
• 2019-09-12 Price Changed $68,980 NTREIS
• 2019-09-05 Listed $78,980 NTREIS
• 1997-07-21 Sold (Public Records) — Public Records
• 1996-07-23 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,203 · -5.2% YoY. Source: county tax records.