671 N Race · Stephenville, TX 76401

$125,000

3 bd · 1.0 ba · 934 sqft · SingleFamily public records · 22 Days on market

Built 1932 7,841 sqft lot Est $177k · 30% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 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

Conveniently located between Frey and Tarleton, this cute 3 bedroom, 1 bath home is ready for you to make your own! Perfect for first time buyers, Tarleton students, or investors! This cozy home offers newer windows, newer central heat and air unit, plenty of storage, and a nice size laundry room off the kitchen. Enjoy the Texas weather on the covered front porch. Home also includes a storage building and sits on a deep lot.

Key facts

• Alley access
• Large lot
• Privacy in back

Tags

• LARGE LOT
• ALLEY ACCESS
• PRIVACY IN BACK

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking; Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Residential property; Built in 1932; Not attached
• Construction: Wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Lot under 0.5 acre (approximately 0.18 acre); Additional parking and driveway

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: One level; One living area; One dining area; Other interior features
• Laundry & utility: Utility room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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.
• Zoned schools: Chamberlin El (514 students, 50% FRL).
• Market conditions: Rents flat; 383 active listings in the ZIP; 8 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 $864 of loan paydown is wiped out by about $4k 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 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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

• Watch-outs: built in 1932 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $177,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1390 N Estes St	0.48mi	2/1.0 (-1)	936 (+0%)	2mo	$130,000	$139	70
510 Donna Ave	0.11mi	3/1.0	1,004 (+8%)	14mo	$140,000	$139	70
965 N Stephens Ave	0.34mi	2/1.0 (-1)	986 (+6%)	2mo	$199,500	$202	68
863 N Clinton	0.36mi	2/1.0 (-1)	988 (+6%)	1mo	$190,000	$192	68
662 N Barton St	0.04mi	2/2.0 (-1)	1,052 (+13%)	1mo	$193,000	$183	67
825 W Shirley St	0.25mi	2/1.0 (-1)	896 (-4%)	13mo	$149,900	$167	66
990 N Paddock St	0.26mi	2/1.0 (-1)	1,052 (+13%)	0mo	$199,500	$190	62
950 N Mccart St	0.32mi	2/1.0 (-1)	1,043 (+12%)	5mo	$220,000	$211	57
1169 W Park St	0.72mi	2/1.0 (-1)	896 (-4%)	3mo	$132,500	$148	52
1450 N Ivy St	0.55mi	3/1.0	858 (-8%)	12mo	$165,000	$192	50
1110 N Clinton St	0.52mi	2/1.0 (-1)	850 (-9%)	11mo	$174,000	$205	47
808 W Mcneill	0.49mi	2/1.0 (-1)	800 (-14%)	15mo	$145,500	$182	36

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-8,727
• Equity at exit: $18,638

10-year hold

• IRR: -1.6%
• Equity multiple: 0.91×
• Total profit: $-3,265
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$656
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $245

Break-even live

Break-even rent $1,125

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
731 W Walnut St Stephenville, TX	2.0	1.0	828	$1,100	$1.33	43d	1	0.36mi
1391 N Race Unit C Stephenville, TX	2.0	2.0	800	$1,000	$1.25	43d	1	0.38mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	43d	1	0.45mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	43d	1	0.83mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	43d	1	0.85mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	43d	1	0.88mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	43d	1	1.06mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	43d	19	1.20mi

Listing history 28 events

1. 2026-06-19
   days on market $125,000 Active 22 DOM
2. 2026-06-18
   days on market $125,000 Active 21 DOM
3. 2026-06-17
   days on market $125,000 Active 20 DOM
4. 2026-06-16
   days on market $125,000 Active 19 DOM
5. 2026-06-15
   days on market $125,000 Active 18 DOM
6. 2026-06-14
   days on market $125,000 Active 16 DOM
7. 2026-06-12
   days on market $125,000 Active 15 DOM
8. 2026-06-09
   days on market $125,000 Active 12 DOM
9. 2026-06-08
   days on market $125,000 Active 11 DOM
10. 2026-06-07
    remarks 468-char remark
11. 2026-06-07
    days on market $125,000 Active 10 DOM
12. 2026-06-03
    days on market $125,000 Active 6 DOM
13. 2026-06-02
    days on market $125,000 Active 5 DOM
14. 2026-06-01
    days on market $125,000 Active 4 DOM
15. 2026-05-31
    days on market $125,000 Active 3 DOM
16. 2026-05-30
    days on market $125,000 Active 2 DOM
17. 2026-05-27
    listed $125,000 Active
18. 2021-02-08
    soldstatus
19. 2021-02-05
    soldstatus Sold 428-char remark

    Show marketing remark (428 chars)

    Conveniently located between Frey and Tarleton, this cute 3 bedroom, 1 bath home is ready for you to make your own! Perfect for first time buyers, Tarleton students, or investors! This cozy home offers newer windows, newer central heat and air unit, plenty of storage, and a nice size laundry room off the kitchen. Enjoy the Texas weather on the covered front porch. Home also includes a storage building and sits on a deep lot.

20. 2021-02-04
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Conveniently located between Frey and Tarleton, this cute 3 bedroom, 1 bath home is ready for you to make your own! Perfect for first time buyers, Tarleton students, or investors! This cozy home offers newer windows, newer central heat and air unit, plenty of storage, and a nice size laundry room off the kitchen. Enjoy the Texas weather on the covered front porch. Home also includes a storage building and sits on a deep lot.

21. 2020-12-14
    historical Active Option Contract 428-char remark

    Show marketing remark (428 chars)

    Conveniently located between Frey and Tarleton, this cute 3 bedroom, 1 bath home is ready for you to make your own! Perfect for first time buyers, Tarleton students, or investors! This cozy home offers newer windows, newer central heat and air unit, plenty of storage, and a nice size laundry room off the kitchen. Enjoy the Texas weather on the covered front porch. Home also includes a storage building and sits on a deep lot.

22. 2020-11-13
    listed $105,000 Active 428-char remark

    Show marketing remark (428 chars)

    Conveniently located between Frey and Tarleton, this cute 3 bedroom, 1 bath home is ready for you to make your own! Perfect for first time buyers, Tarleton students, or investors! This cozy home offers newer windows, newer central heat and air unit, plenty of storage, and a nice size laundry room off the kitchen. Enjoy the Texas weather on the covered front porch. Home also includes a storage building and sits on a deep lot.

23. 2013-05-01
    soldstatus
24. 2010-12-28
    soldstatus
25. 2003-05-02
    soldstatus
26. 2003-04-22
    historical
27. 2003-02-20
    listed $29,900
28. 2001-07-20
    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: $2,171 · $181/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$116/yr (+$10/mo · 5.4%)

ⓘ 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: $17,217
• − Mortgage interest: −$7,002
• − Property taxes: −$2,171
• − Insurance: −$625
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,636
• Taxable income: $1,028
• Est. tax owed @ 24.0%: −$247
• After-tax cash flow: $2,693/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

+318.1% since first listed

12 events — show timeline

• 2026-05-27 Listed $125,000 NTREIS
• 2021-02-08 Sold (Public Records) — Public Records
• 2021-02-05 Sold (MLS) — NTREIS
• 2021-02-04 Pending — NTREIS
• 2020-12-14 Contingent — NTREIS
• 2020-11-13 Listed $105,000 NTREIS
• 2013-05-01 Sold (Public Records) — Public Records
• 2010-12-28 Sold (Public Records) — Public Records
• 2003-05-02 Sold (Public Records) — Public Records
• 2003-04-22 Listing Removed — NTREIS
• 2003-02-20 Listed $29,900 NTREIS
• 2001-07-20 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,171 · +1.8% YoY. Source: county tax records.