402 E Dale St · Winters, TX 79567

$54,900

2 bd · 1.0 ba · 1,647 sqft · SingleFamily public records · 72 Days on market

Built 1955 0.30 ac lot $33/sqft · 51% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's your opportunity to make this home your own with a little fixing up and touch of love this home has the space you need and so much potential all in a small town atmosphere. Give us a call today to schedule your private showing.

Key facts

• 0.3 acre lot
• Parking
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#271 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Winters ISD (town): math 31% / reading 31% proficiency, ranked #616 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 2 units permitted in Runnels County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.97% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.93%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (median comp): $129,465
• List price: $54,900
• Delta: -57.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 E Truett St	0.25mi	3/2.0 (+1)	1,539 (-7%)	3mo	$120,000	$78	66
303 S Church St	0.35mi	3/2.0 (+1)	1,681 (+2%)	6mo	$135,000	$80	66
501 N Main St	0.44mi	2/1.0	1,650 (+0%)	23mo	$39,000	$24	60
304 E Pierce St	0.36mi	3/1.0 (+1)	1,480 (-10%)	3mo	$139,900	$95	58
311 N Humphrey St	0.25mi	3/2.0 (+1)	1,468 (-11%)	8mo	$120,000	$82	55
610 W Dale St	0.62mi	3/2.0 (+1)	1,708 (+4%)	2mo	$119,900	$70	54
606 State St	0.59mi	3/1.5 (+1)	1,858 (+13%)	11mo	$180,000	$97	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.1%
• Equity multiple: 3.86×
• Total profit: $44,039
• Equity at exit: $35,867

10-year hold

• IRR: 40.8%
• Equity multiple: 8.04×
• Total profit: $108,292
• Equity at exit: $66,245

Cash invested: $15,372 (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 79567

• Home prices YoY: 4.7%
• Active inventory: 30
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $422

Break-even live

Break-even rent $547

Max offer price $54,900

Occupancy floor 56%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $54,900 Active 72 DOM
2. 2026-06-17
   days on market $54,900 Active 71 DOM
3. 2026-06-16
   days on market $54,900 Active 70 DOM
4. 2026-06-15
   days on market $54,900 Active 69 DOM
5. 2026-06-15
   days on market $54,900 Active 68 DOM
6. 2026-06-13
   days on market $54,900 Active 67 DOM
7. 2026-06-12
   days on market $54,900 Active 66 DOM
8. 2026-06-09
   days on market $54,900 Active 63 DOM
9. 2026-06-08
   days on market $54,900 Active 62 DOM
10. 2026-06-08
    days on market $54,900 Active 61 DOM
11. 2026-06-07
    days on market $54,900 Active 60 DOM
12. 2026-06-03
    days on market $54,900 Active 57 DOM
13. 2026-06-02
    days on market $54,900 Active 56 DOM
14. 2026-06-01
    days on market $54,900 Active 55 DOM
15. 2026-05-31
    days on market $54,900 Active 54 DOM
16. 2026-04-07
    listed $54,900 Active 234-char remark

    Show marketing remark (234 chars)

    Here's your opportunity to make this home your own with a little fixing up and touch of love this home has the space you need and so much potential all in a small town atmosphere. Give us a call today to schedule your private showing.

17. 2018-03-16
    soldstatus
18. 2014-12-30
    soldstatus
19. 2006-08-31
    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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $12,967
• − Mortgage interest: −$3,075
• − Property taxes: −$1,452
• − Insurance: −$274
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$1,597
• Taxable income: $4,493
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $3,984/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: Winters ISD
• NCES district ID: 4846260
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $39,510
• Composite: 26.04/100
• National rank: #7304
• State rank: #616 of 826 in TX

Livability — Winters

• Score: 72/100
• State rank: #271
• US rank: #6348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winters, TX
• Population (ZIP): 2,924

Population outlook (Runnels County) Hauer SSP2

• Today (2025): 10,754 people
• By 2030: 10,843 · +0.8%
• By 2040: 10,946 · +1.8%
• By 2050: 10,981 · +2.1%
• By 2075: 11,103 · +3.2%
• By 2100: 10,051 · -6.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 39% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Italian 8% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada
• Languages at home: 73% English-only · Spanish 27%

Political lean MEDSL · Runnels

• 2024 margin: Solid R (+77.1) · D 11.1% · R 88.3%
• 2008→2024 swing: -15.1pp toward R · 2008: -62.0pp · 2024: -77.1pp
• All cycles: 2024: R+77.1 2020: R+73.8 2016: R+74.1 2012: R+70.6 2008: R+62.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.39%
• Current HPI: 143.6466
• 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

4 events — show timeline

• 2026-04-07 Listed $54,900 SAAR TX
• 2018-03-16 Sold (Public Records) — Public Records
• 2014-12-30 Sold (Public Records) — Public Records
• 2006-08-31 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,452 · +10.6% YoY. Source: county tax records.