265 W Shirley St · Stephenville, TX 76401

$157,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 27 Days on market

Built 1947 7,405 sqft lot $121/sqft · 20% below area Est $197k · 20% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.3/10.0
• 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

This updated 3 bedroom, 1 bath home is move-in ready and full of modern touches! Conveniently located just one mile from the downtown square and a little over a mile from TSU, this property offers both comfort and location. Step inside to find fresh paint, new flooring throughout, and a bright, inviting layout. The kitchen features gorgeous granite countertops, farmhouse style fixtures, and comes complete with a stove and refrigerator. Each bedroom offers exceptionally large closets, providing plenty of storage space. Outside, you’ll love the spacious fenced backyard, perfect for entertaining, pets, or relaxing evenings under the covered patio. Don’t miss your chance on this one!

Key facts

• Large closets
• Covered patio
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• FARMHOUSE STYLE FIXTURES
• LARGE CLOSETS
• FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $155k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.2% 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: Hook El (math 61% / reading 46%, grade C, #686 of 4,322 statewide, top 16%, 569 students, 53% FRL); Henderson J H (math 60% / reading 50%, grade B-, #248 of 1,662 statewide, top 15%, 551 students, 48% FRL); Stephenville H S (math 45% / reading 56%, grade D+, #492 of 1,632 statewide, top 30%, 1,127 students, 45% FRL).
• Market conditions: Rents flat; 385 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 35% 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 27 days — a 2% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% 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 $154,645 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.13% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $197,250
• List price: $157,000
• Delta: -20.41%
• 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
265 W Shirley St	0.00mi	3/1.0	1,296 (0%)	1mo	$157,000	$121	99
608 N Belknap Ave	0.22mi	2/2.0 (-1)	1,304 (+1%)	2mo	$320,000	$245	78
1175 N Paddock St	0.27mi	2/1.0 (-1)	1,256 (-3%)	1mo	$215,000	$171	76
859 N Belknap St	0.05mi	2/1.0 (-1)	1,168 (-10%)	1mo	$199,000	$170	75
819 Paddock St	0.21mi	3/2.0	1,372 (+6%)	2mo	$189,000	$138	75
1803 Sprucewood	0.58mi	3/1.0	1,294 (-0%)	2mo	$265,000	$205	71
960 N Stephen Ave	0.39mi	3/2.0	1,366 (+5%)	1mo	$249,000	$182	68
321 S Columbia St	0.59mi	2/1.0 (-1)	1,310 (+1%)	2mo	$499,900	$382	64
431 W Collins St	0.14mi	2/1.0 (-1)	1,106 (-15%)	1mo	$98,500	$89	64
975 N Neblett St	0.68mi	3/2.0	1,380 (+6%)	1mo	$235,000	$170	53
1101 N Mccart St	0.36mi	2/2.0 (-1)	1,472 (+14%)	1mo	$310,000	$211	50
898 N Neblett St	0.72mi	3/2.0	1,480 (+14%)	2mo	$260,000	$176	37

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: -7.7%
• Equity multiple: 0.73×
• Total profit: $-12,071
• Equity at exit: $23,409

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-6,283
• Equity at exit: $13,574

Cash invested: $43,960 (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: 385
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$823
• Tax from tax record: −$222 /mo · $2,664/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $289

Break-even live

Break-even rent $1,406

Max offer price $157,000

Occupancy floor 79%

Sensitivity live

Price	-10% $378	-5% $333	+0% $289	+5% $244	+10% $200
Rent	-10% $149	-5% $219	+0% $289	+5% $359	+10% $429
Rate	-1.0pp $368	-0.5pp $329	base $289	+0.5pp $248	+1.0pp $207

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
794 W Pecan St Unit 101 Stephenville, TX	3.0	2.5	1540	$2,200	$1.43	45d	1	0.34mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	45d	1	0.45mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	45d	1	0.60mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	45d	1	0.63mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	45d	1	0.88mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	45d	1	0.91mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	45d	1	0.97mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	45d	1	0.97mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	45d	1	1.00mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	45d	1	1.03mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	45d	1	1.03mi
604 E Broadway St Stephenville, TX	4.0	2.0	1404	$2,400	$1.71	45d	1	1.21mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	45d	1	1.24mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	45d	1	1.27mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	45d	19	1.35mi
508 Galt Dr Stephenville, TX	3.0	2.5	1544	$2,200	$1.42	45d	1	1.40mi

Listing history 18 events

1. 2026-05-12
   status Pending 700-char remark

   Show marketing remark (700 chars)

   This updated 3 bedroom, 1 bath home is move-in ready and full of modern touches! Conveniently located just one mile from the downtown square and a little over a mile from TSU, this property offers both comfort and location. Step inside to find fresh paint, new flooring throughout, and a bright, inviting layout. The kitchen features gorgeous granite countertops, farmhouse style fixtures, and comes complete with a stove and refrigerator. Each bedroom offers exceptionally large closets, providing plenty of storage space. Outside, you’ll love the spacious fenced backyard, perfect for entertaining, pets, or relaxing evenings under the covered patio. Don’t miss your chance on this one!

2. 2026-05-04
   historical Active Option Contract 700-char remark

   Show marketing remark (700 chars)

   This updated 3 bedroom, 1 bath home is move-in ready and full of modern touches! Conveniently located just one mile from the downtown square and a little over a mile from TSU, this property offers both comfort and location. Step inside to find fresh paint, new flooring throughout, and a bright, inviting layout. The kitchen features gorgeous granite countertops, farmhouse style fixtures, and comes complete with a stove and refrigerator. Each bedroom offers exceptionally large closets, providing plenty of storage space. Outside, you’ll love the spacious fenced backyard, perfect for entertaining, pets, or relaxing evenings under the covered patio. Don’t miss your chance on this one!

3. 2026-04-13
   listed $157,000 Active 700-char remark

   Show marketing remark (700 chars)

   This updated 3 bedroom, 1 bath home is move-in ready and full of modern touches! Conveniently located just one mile from the downtown square and a little over a mile from TSU, this property offers both comfort and location. Step inside to find fresh paint, new flooring throughout, and a bright, inviting layout. The kitchen features gorgeous granite countertops, farmhouse style fixtures, and comes complete with a stove and refrigerator. Each bedroom offers exceptionally large closets, providing plenty of storage space. Outside, you’ll love the spacious fenced backyard, perfect for entertaining, pets, or relaxing evenings under the covered patio. Don’t miss your chance on this one!

4. 2022-08-30
   soldstatus
5. 2022-08-29
   soldstatus Closed 369-char remark

   Show marketing remark (369 chars)

   Great Investment or Starter Home. Cute 3 bed 1 bath home with a large backyard. Spacious master bedroom with walk-in closet. Home does need some work and seller is selling as-is with no repairs being made. Conveniently located near downtown and not far from TSU. Plumbing has been updated and driveway is recently new. Owner lives out of state and was used as a rental.

6. 2022-08-11
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Great Investment or Starter Home. Cute 3 bed 1 bath home with a large backyard. Spacious master bedroom with walk-in closet. Home does need some work and seller is selling as-is with no repairs being made. Conveniently located near downtown and not far from TSU. Plumbing has been updated and driveway is recently new. Owner lives out of state and was used as a rental.

7. 2022-08-09
   listed $125,000 Active 369-char remark

   Show marketing remark (369 chars)

   Great Investment or Starter Home. Cute 3 bed 1 bath home with a large backyard. Spacious master bedroom with walk-in closet. Home does need some work and seller is selling as-is with no repairs being made. Conveniently located near downtown and not far from TSU. Plumbing has been updated and driveway is recently new. Owner lives out of state and was used as a rental.

8. 2015-03-03
   soldstatus
9. 2014-09-02
   soldstatus
10. 2009-04-17
    soldstatus
11. 2009-04-16
    soldstatus
12. 2009-03-26
    historical
13. 2008-08-15
    listed $83,500
14. 2007-08-15
    soldstatus
15. 2007-08-14
    soldstatus
16. 2007-07-19
    historical
17. 2007-06-06
    listed $76,000
18. 2006-09-01
    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: $2,664 · $222/mo
• Projected year-2 tax: $2,873 · $239/mo
• Expected delta: +$209/yr (+$17/mo · 7.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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 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: $21,261
• − Mortgage interest: −$8,794
• − Property taxes: −$2,664
• − Insurance: −$785
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$4,567
• Taxable income: $1,048
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,215/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

+106.6% since first listed

18 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-13 Listed $157,000 NTREIS
• 2022-08-30 Sold (Public Records) — Public Records
• 2022-08-29 Sold (MLS) — NTREIS
• 2022-08-11 Pending — NTREIS
• 2022-08-09 Listed $125,000 NTREIS
• 2015-03-03 Sold (Public Records) — Public Records
• 2014-09-02 Sold (Public Records) — Public Records
• 2009-04-17 Sold (Public Records) — Public Records
• 2009-04-16 Sold (MLS) — NTREIS
• 2009-03-26 Listing Removed — NTREIS
• 2008-08-15 Listed $83,500 NTREIS
• 2007-08-15 Sold (MLS) — NTREIS
• 2007-08-14 Sold (Public Records) — Public Records
• 2007-07-19 Listing Removed — NTREIS
• 2007-06-06 Listed $76,000 NTREIS
• 2006-09-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,664 · -3.8% YoY. Source: county tax records.