955 N Stephen Ave · Stephenville, TX 76401

$155,000

3 bd · 2.0 ba · 1,009 sqft · SingleFamily public records · 162 Days on market

Built 1940 6,186 sqft lot $154/sqft · 19% below area Est $192k · 19% 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 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

Don't miss this cute 3 bedroom 2 bath home featuring a covered porch, mature shade trees, and a nice sized backyard. Situated on a quiet street with minimal traffic, this property is a fantastic option for investors or small family. Close to Tarleton State University.

Key facts

• Covered porch
• Quiet street
• Nice sized backyard

Tags

• COVERED PORCH
• MATURE SHADE TREES
• NICE SIZED BACKYARD
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $150k (3.4% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: 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; 385 active listings in the ZIP; 18 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).

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 162 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $191,820
• List price: $155,000
• Delta: -19.20%
• 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
965 N Stephens Ave	0.01mi	2/1.0 (-1)	986 (-2%)	2mo	$199,500	$202	85
863 N Clinton	0.10mi	2/1.0 (-1)	988 (-2%)	1mo	$190,000	$192	82
950 N Mccart St	0.03mi	2/1.0 (-1)	1,043 (+3%)	5mo	$220,000	$211	80
990 N Paddock St	0.13mi	2/1.0 (-1)	1,052 (+4%)	0mo	$199,500	$190	78
662 N Barton St	0.36mi	2/2.0 (-1)	1,052 (+4%)	1mo	$193,000	$183	70
431 W Collins St	0.30mi	2/1.0 (-1)	1,106 (+10%)	1mo	$98,500	$89	60
1075 W Pecan St	0.21mi	2/1.5 (-1)	1,156 (+15%)	8mo	$149,500	$129	53
1390 N Estes St	0.52mi	2/1.0 (-1)	936 (-7%)	2mo	$130,000	$139	53
1169 W Park St	0.39mi	2/1.0 (-1)	896 (-11%)	3mo	$132,500	$148	52
280 W Walnut St	0.35mi	2/1.0 (-1)	1,099 (+9%)	10mo	$120,000	$109	51
300 Wedgewood Dr	0.53mi	2/2.0 (-1)	1,114 (+10%)	12mo	$199,900	$179	42
832 W Long St	0.72mi	2/1.0 (-1)	1,146 (+14%)	8mo	$200,000	$175	28

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: -15.7%
• Equity multiple: 0.46×
• Total profit: $-23,537
• Equity at exit: $23,111

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-29,440
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$813
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $92

Break-even live

Break-even rent $1,382

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $179	-5% $135	+0% $92	+5% $48	+10% $4
Rent	-10% $-27	-5% $32	+0% $92	+5% $151	+10% $210
Rate	-1.0pp $170	-0.5pp $131	base $92	+0.5pp $51	+1.0pp $11

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	45d	1	0.11mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	45d	1	0.17mi
1391 N Race Unit C Stephenville, TX	2.0	2.0	800	$1,000	$1.25	45d	1	0.28mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	45d	1	0.37mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	45d	1	0.48mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	45d	1	0.75mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	45d	1	0.80mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	45d	1	0.83mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	45d	1	0.89mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	45d	1	0.91mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	45d	1	0.94mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	45d	1	1.05mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	45d	1	1.16mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	45d	1	1.17mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	45d	19	1.27mi
2251 W Lingleville Rd Stephenville, TX	1.0–2.0	1.0	710	$807	$1.14	45d	20	1.31mi
2290 W Tarleton St Unit 103 Stephenville, TX	2.0	2.0	760	$1,800	$2.37	45d	1	1.39mi
604 E Broadway St Stephenville, TX	4.0	2.0	1404	$2,400	$1.71	45d	1	1.48mi

Listing history 33 events

1. 2026-06-21
   days on market $155,000 Active 162 DOM
2. 2026-06-19
   days on market $155,000 Active 160 DOM
3. 2026-06-18
   days on market $155,000 Active 159 DOM
4. 2026-06-17
   days on market $155,000 Active 158 DOM
5. 2026-06-16
   days on market $155,000 Active 157 DOM
6. 2026-06-15
   days on market $155,000 Active 156 DOM
7. 2026-06-14
   days on market $155,000 Active 154 DOM
8. 2026-06-12
   days on market $155,000 Active 153 DOM
9. 2026-06-09
   days on market $155,000 Active 150 DOM
10. 2026-06-08
    days on market $155,000 Active 149 DOM
11. 2026-06-07
    days on market $155,000 Active 148 DOM
12. 2026-06-03
    days on market $155,000 Active 144 DOM
13. 2026-06-02
    days on market $155,000 Active 143 DOM
14. 2026-06-01
    days on market $155,000 Active 142 DOM
15. 2026-05-31
    days on market $155,000 Active 141 DOM
16. 2026-05-30
    days on market $155,000 Active 140 DOM
17. 2026-04-13
    price $155,000 268-char remark

    Show marketing remark (268 chars)

    Don't miss this cute 3 bedroom 2 bath home featuring a covered porch, mature shade trees, and a nice sized backyard. Situated on a quiet street with minimal traffic, this property is a fantastic option for investors or small family. Close to Tarleton State University.

18. 2026-02-17
    price $162,500 268-char remark

    Show marketing remark (268 chars)

    Don't miss this cute 3 bedroom 2 bath home featuring a covered porch, mature shade trees, and a nice sized backyard. Situated on a quiet street with minimal traffic, this property is a fantastic option for investors or small family. Close to Tarleton State University.

19. 2026-01-09
    listed $164,900 Active 268-char remark

    Show marketing remark (268 chars)

    Don't miss this cute 3 bedroom 2 bath home featuring a covered porch, mature shade trees, and a nice sized backyard. Situated on a quiet street with minimal traffic, this property is a fantastic option for investors or small family. Close to Tarleton State University.

20. 2022-07-08
    soldstatus
21. 2022-07-07
    soldstatus Closed 383-char remark

    Show marketing remark (383 chars)

    Perfect starter house with the white picket fence. Great for a small family or for a rental property being close to the college. Quiet short street off of Frey so there is not much thru-traffic. A lot of new things in this house; paint, flooring, doors. Nice semi-private fenced back yard with a covered porch. Two storage buildings in the back yard and carport for one in the front.

22. 2022-06-01
    historical Active Option Contract 383-char remark

    Show marketing remark (383 chars)

    Perfect starter house with the white picket fence. Great for a small family or for a rental property being close to the college. Quiet short street off of Frey so there is not much thru-traffic. A lot of new things in this house; paint, flooring, doors. Nice semi-private fenced back yard with a covered porch. Two storage buildings in the back yard and carport for one in the front.

23. 2022-05-26
    listed $143,000 Active 383-char remark

    Show marketing remark (383 chars)

    Perfect starter house with the white picket fence. Great for a small family or for a rental property being close to the college. Quiet short street off of Frey so there is not much thru-traffic. A lot of new things in this house; paint, flooring, doors. Nice semi-private fenced back yard with a covered porch. Two storage buildings in the back yard and carport for one in the front.

24. 2017-09-20
    historical
25. 2017-08-04
    listed $89,900 Active
26. 2014-10-20
    historical
27. 2014-04-08
    listed $89,900 Active
28. 2008-11-19
    soldstatus
29. 2008-11-14
    soldstatus
30. 2008-11-03
    historical
31. 2008-10-16
    listed $72,500
32. 2005-05-24
    soldstatus
33. 2005-02-28
    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: $2,569 · $214/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$268/yr (+$22/mo · 10.4%)

ⓘ 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 · 21 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: $17,971
• − Mortgage interest: −$8,682
• − Property taxes: −$2,569
• − Insurance: −$775
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,509
• Taxable loss: −$1,440
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $1,445/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

+113.8% since first listed

17 events — show timeline

• 2026-04-13 Price Changed $155,000 NTREIS
• 2026-02-17 Price Changed $162,500 NTREIS
• 2026-01-09 Listed $164,900 NTREIS
• 2022-07-08 Sold (Public Records) — Public Records
• 2022-07-07 Sold (MLS) — NTREIS
• 2022-06-01 Contingent — NTREIS
• 2022-05-26 Listed $143,000 NTREIS
• 2017-09-20 Listing Removed — NTREIS
• 2017-08-04 Listed $89,900 NTREIS
• 2014-10-20 Listing Removed — NTREIS
• 2014-04-08 Listed $89,900 NTREIS
• 2008-11-19 Sold (Public Records) — Public Records
• 2008-11-14 Sold (MLS) — NTREIS
• 2008-11-03 Listing Removed — NTREIS
• 2008-10-16 Listed $72,500 NTREIS
• 2005-05-24 Sold (Public Records) — Public Records
• 2005-02-28 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,569 · +2.6% YoY. Source: county tax records.