411 W 1st St · Stanton, TX 79782

$197,000

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 123 Days on market

Built 1961 7,187 sqft lot $132/sqft · 338% above area

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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 +15.5/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom, 2-bath home in the heart of Stanton, perfect for comfortable living and entertaining. Enjoy a spacious backyard—ideal for family gatherings, barbecues, or relaxing outdoors. The front yard offers easy maintenance with concrete and a convenient ramp for accessibility. Inside, you'll find an extra living area or game room for added versatility, and the possibility of original hardwood floors beneath the carpet adds classic charm. A new roof provides peace of mind for years to come. UPDATE: TERMITES TREATED 3-10-2026

Key facts

• Extra living area
• Spacious backyard
• Convenient ramp

Tags

• SPACIOUS BACKYARD
• EXTRA LIVING AREA
• NEW ROOF
• CONVENIENT RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $79 ($950/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 $160k (18.9% below list).
• Recommended offer: $160k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#140 in TX, #4,008 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Stanton ISD (rural): math 40% / reading 39% proficiency, ranked #426 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stanton El (math 43% / reading 37%, grade F, #1,514 of 4,322 statewide, top 36%, 518 students, 59% FRL); Stanton Middle (math 37% / reading 38%, grade F, #736 of 1,662 statewide, top 45%, 256 students, 54% FRL); Stanton H S (math 44% / reading 47%, grade D-, #630 of 1,632 statewide, top 39%, 307 students, 39% FRL).
• Market conditions: 39 active listings in the ZIP; 5 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.3% local appreciation)).
• Martin County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 4→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,710 (18.9% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (median comp): $54,000
• List price: $197,000
• Delta: 264.81%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.18×
• Total profit: $65,312
• Equity at exit: $127,542

10-year hold

• IRR: 17.0%
• Equity multiple: 4.39×
• Total profit: $187,131
• Equity at exit: $234,554

Cash invested: $55,160 (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 79782

• Home prices YoY: 3.3%
• Active inventory: 39
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,597 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $79

Break-even live

Break-even rent $1,497

Max offer price $197,000

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $135	+0% $79	+5% $23	+10% $-32
Rent	-10% $-47	-5% $16	+0% $79	+5% $142	+10% $205
Rate	-1.0pp $178	-0.5pp $129	base $79	+0.5pp $28	+1.0pp $-24

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $197,000 Active 123 DOM
2. 2026-06-18
   days on market $197,000 Active 122 DOM
3. 2026-06-17
   days on market $197,000 Active 121 DOM
4. 2026-06-16
   days on market $197,000 Active 120 DOM
5. 2026-06-15
   days on market $197,000 Active 119 DOM
6. 2026-06-14
   days on market $197,000 Active 117 DOM
7. 2026-06-13
   days on market $197,000 Active 116 DOM
8. 2026-06-10
   days on market $197,000 Active 114 DOM
9. 2026-06-09
   days on market $197,000 Active 113 DOM
10. 2026-06-08
    days on market $197,000 Active 112 DOM
11. 2026-06-07
    days on market $197,000 Active 111 DOM
12. 2026-06-02
    days on market $197,000 Active 106 DOM
13. 2026-06-01
    days on market $197,000 Active 105 DOM
14. 2026-05-31
    days on market $197,000 Active 104 DOM
15. 2026-05-30
    days on market $197,000 Active 103 DOM
16. 2026-04-17
    listed $197,000 Active 536-char remark

    Show marketing remark (536 chars)

    3-bedroom, 2-bath home in the heart of Stanton, perfect for comfortable living and entertaining. Enjoy a spacious backyard—ideal for family gatherings, barbecues, or relaxing outdoors. The front yard offers easy maintenance with concrete and a convenient ramp for accessibility. Inside, you'll find an extra living area or game room for added versatility, and the possibility of original hardwood floors beneath the carpet adds classic charm. A new roof provides peace of mind for years to come. UPDATE: TERMITES TREATED 3-10-2026

17. 2026-02-16
    listed $197,000 Active 501-char remark

    Show marketing remark (501 chars)

    3-bedroom, 2-bath home in the heart of Stanton, perfect for comfortable living and entertaining. Enjoy a spacious backyard—ideal for family gatherings, barbecues, or relaxing outdoors. The front yard offers easy maintenance with concrete and a convenient ramp for accessibility. Inside, you'll find an extra living area or game room for added versatility, and the possibility of original hardwood floors beneath the carpet adds classic charm. A new roof provides peace of mind for years to come.

18. 2026-02-13
    price $197,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$2,797/yr (+$233/mo · 345.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 4 d/yr ≥102°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,165
• − Mortgage interest: −$11,035
• − Property taxes: −$809
• − Insurance: −$985
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$5,731
• Taxable loss: −$2,461
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $1,540/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: Stanton ISD
• NCES district ID: 4841430
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $47,595
• Composite: 33.86/100
• National rank: #5353
• State rank: #426 of 826 in TX

Livability — Stanton

• Score: 75/100
• State rank: #140
• US rank: #4008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, TX
• Population (ZIP): 3,831

Population outlook (Martin County) Hauer SSP2

• Today (2025): 7,556 people
• By 2030: 8,556 · +13.2%
• By 2040: 10,786 · +42.7%
• By 2050: 13,158 · +74.1%
• By 2075: 19,334 · +155.9%
• By 2100: 23,704 · +213.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 43% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 65% English-only · Spanish 33% German/W. Germanic 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.6%
• 2008→2024 swing: -13.1pp toward R · 2008: -62.7pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+72.6 2016: R+67.6 2012: R+68.5 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 195.1131
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $197,000 PBBOR
• 2026-02-16 Listed $197,000 ODMLS
• 2026-02-13 Price Changed $197,000 PBBOR

Property tax history

+1.7%/yr

Latest (2025): $809 · +5.1% YoY. Source: county tax records.