522 Allen Ave · Stinnett, TX 79083

$73,000

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 218 Days on market

Built 1986 6,250 sqft lot $67/sqft · 36% below area Est $114k · 36% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Put the final touches on this 3 bedroom one bath home. The home boats plenty of light, and beautiful hardwood floors. It has a large yard for delightful evenings. Make your appointment today

Key facts

• 6,250 sq ft lot
• Built 1986
• Listed 217 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#556 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment C-, amenities F.
• Plemons-Stinnett-Phillips CISD (rural): math 38% / reading 44% proficiency, ranked #377 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($505 loan paydown + $916 appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 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: 1.32% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (median comp): $113,715
• List price: $73,000
• Delta: -35.80%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.87×
• Total profit: $17,722
• Equity at exit: $25,896

10-year hold

• IRR: 19.8%
• Equity multiple: 3.46×
• Total profit: $50,230
• Equity at exit: $35,180

Cash invested: $20,440 (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 79083

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$107 /mo · $1,281/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $242

Break-even live

Break-even rent $658

Max offer price $73,000

Occupancy floor 70%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $73,000 Active 218 DOM
2. 2026-06-17
   days on market $73,000 Active 217 DOM
3. 2026-06-16
   days on market $73,000 Active 216 DOM
4. 2026-06-15
   days on market $73,000 Active 215 DOM
5. 2026-06-15
   days on market $73,000 Active 214 DOM
6. 2026-06-13
   days on market $73,000 Active 213 DOM
7. 2026-06-12
   days on market $73,000 Active 212 DOM
8. 2026-06-09
   days on market $73,000 Active 209 DOM
9. 2026-06-08
   days on market $73,000 Active 208 DOM
10. 2026-06-08
    days on market $73,000 Active 207 DOM
11. 2026-06-05
    pricedays on market $73,000 Active 205 DOM
12. 2026-06-03
    days on market $75,000 Active 203 DOM
13. 2026-06-02
    days on market $75,000 Active 202 DOM
14. 2026-06-01
    days on market $75,000 Active 201 DOM
15. 2026-05-31
    days on market $75,000 Active 200 DOM
16. 2026-04-17
    price $75,000 190-char remark

    Show marketing remark (190 chars)

    Put the final touches on this 3 bedroom one bath home. The home boats plenty of light, and beautiful hardwood floors. It has a large yard for delightful evenings. Make your appointment today

17. 2026-03-04
    soldstatus
18. 2025-11-13
    listed $60,000 Active 190-char remark

    Show marketing remark (190 chars)

    Put the final touches on this 3 bedroom one bath home. The home boats plenty of light, and beautiful hardwood floors. It has a large yard for delightful evenings. Make your appointment today

19. 2009-02-27
    soldstatus
20. 2004-01-30
    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: $1,281 · $107/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$54/yr (+$5/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,576
• − Mortgage interest: −$4,089
• − Property taxes: −$1,281
• − Insurance: −$365
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,124
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,457/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: Plemons-Stinnett-Phillips CISD
• NCES district ID: 4841580
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,689
• Composite: 34.99/100
• National rank: #5053
• State rank: #377 of 826 in TX

Livability — Stinnett

• Score: 67/100
• State rank: #556
• US rank: #10725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stinnett, TX
• Population (ZIP): 1,776

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 115.2223
• 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

+25.0% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $75,000 AARMLS
• 2026-03-04 Sold (Public Records) — Public Records
• 2025-11-13 Listed $60,000 AARMLS
• 2009-02-27 Sold (Public Records) — Public Records
• 2004-01-30 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,281 · -0.5% YoY. Source: county tax records.