318 N Dale Ave · Stephenville, TX 76401

$169,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 225 Days on market

Built 1945 0.28 ac lot $148/sqft · 25% below area Est $227k · 25% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 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

Owner financing available! Opportunity awaits with this 3-bedroom, 1-bath home in the heart of Stephenville. Perfect for investors or buyers looking for a project, this property offers great potential as a rental, flip, or affordable primary residence. The home sits on a spacious lot with mature trees and plenty of room for outdoor living or future additions. Conveniently located near Tarleton State University, shopping, and dining. With some TLC and updates, this fixer-upper could be transformed into a charming home or income-producing property.

Key facts

• Near dining
• Near shopping
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE TREES
• OUTDOOR LIVING
• NEAR TARLETON STATE UNIVERSITY
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $164k (2.7% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% 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; 383 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 32% 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 225 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 1945 — 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 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 1945 — 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: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $226,833
• List price: $169,000
• Delta: -25.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Dale Ave	0.04mi	2/2.0 (-1)	1,205 (+5%)	0mo	$285,000	$237	80
103 Greenview Dr	0.45mi	2/1.0 (-1)	1,170 (+2%)	7mo	$224,000	$191	64
136 Comanche	0.41mi	3/1.5	1,150 (+0%)	18mo	$185,000	$161	63
216 Rowland St	0.08mi	3/2.0	1,229 (+7%)	24mo	$269,900	$220	60
2334 Denman St	0.08mi	3/2.0	1,252 (+9%)	21mo	$250,000	$200	59
106 Blakeney St	0.47mi	3/1.5	1,260 (+10%)	17mo	$135,000	$107	45

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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-25,462
• Equity at exit: $25,198

10-year hold

• IRR: -13.3%
• Equity multiple: 0.33×
• Total profit: $-31,743
• Equity at exit: $14,612

Cash invested: $47,320 (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: 383
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$886
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $103

Break-even live

Break-even rent $1,514

Max offer price $169,000

Occupancy floor 89%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2290 W Tarleton St Unit 103 Stephenville, TX	2.0	2.0	760	$1,800	$2.37	43d	1	0.10mi
210 Reta St Stephenville, TX	3.0	2.0	1440	$1,800	$1.25	43d	1	0.26mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	43d	1	0.78mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	43d	1	0.91mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	43d	1	0.93mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	43d	1	1.02mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	43d	1	1.04mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	43d	1	1.05mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	43d	1	1.11mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	43d	1	1.13mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	43d	19	1.15mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	43d	1	1.19mi
2251 W Lingleville Rd Stephenville, TX	1.0–2.0	1.0	710	$807	$1.14	43d	20	1.22mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	43d	1	1.25mi
3040 W Washington St Stephenville, TX	1.0–3.0	1.0–3.0	825	$2,200	$2.67	43d	1	1.35mi
731 W Walnut St Stephenville, TX	2.0	1.0	828	$1,100	$1.33	43d	1	1.46mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	43d	1	1.47mi

Listing history 33 events

1. 2026-06-19
   days on market $169,000 Active 225 DOM
2. 2026-06-18
   days on market $169,000 Active 224 DOM
3. 2026-06-17
   days on market $169,000 Active 223 DOM
4. 2026-06-16
   days on market $169,000 Active 222 DOM
5. 2026-06-15
   days on market $169,000 Active 221 DOM
6. 2026-06-14
   days on market $169,000 Active 219 DOM
7. 2026-06-12
   days on market $169,000 Active 218 DOM
8. 2026-06-09
   days on market $169,000 Active 215 DOM
9. 2026-06-08
   days on market $169,000 Active 214 DOM
10. 2026-06-07
    days on market $169,000 Active 213 DOM
11. 2026-06-03
    days on market $169,000 Active 209 DOM
12. 2026-06-02
    days on market $169,000 Active 208 DOM
13. 2026-06-01
    days on market $169,000 Active 207 DOM
14. 2026-05-31
    days on market $169,000 Active 206 DOM
15. 2026-05-30
    days on market $169,000 Active 205 DOM
16. 2025-11-06
    listed $169,000 Active 552-char remark

    Show marketing remark (552 chars)

    Owner financing available! Opportunity awaits with this 3-bedroom, 1-bath home in the heart of Stephenville. Perfect for investors or buyers looking for a project, this property offers great potential as a rental, flip, or affordable primary residence. The home sits on a spacious lot with mature trees and plenty of room for outdoor living or future additions. Conveniently located near Tarleton State University, shopping, and dining. With some TLC and updates, this fixer-upper could be transformed into a charming home or income-producing property.

17. 2025-07-11
    soldstatus
18. 2025-06-24
    historical
19. 2025-06-18
    price $190,000
20. 2025-05-12
    price $200,000
21. 2025-04-30
    listed $214,500 Active
22. 2015-09-15
    historical
23. 2015-08-18
    listed $113,900 Active
24. 2010-02-17
    soldstatus
25. 2010-02-16
    soldstatus
26. 2009-12-23
    historical
27. 2009-09-09
    listed $89,900
28. 2005-09-02
    soldstatus
29. 2005-09-02
    soldstatus
30. 2005-08-09
    historical
31. 2005-05-15
    listed $65,000
32. 1996-07-23
    soldstatus
33. 1996-07-23
    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: $2,868 · $239/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$224/yr (+$19/mo · 7.8%)

ⓘ 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: $19,735
• − Mortgage interest: −$9,467
• − Property taxes: −$2,868
• − Insurance: −$845
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,916
• Taxable loss: −$1,519
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,607/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

+160.0% since first listed

18 events — show timeline

• 2025-11-06 Listed $169,000 NTREIS
• 2025-07-11 Sold (Public Records) — Public Records
• 2025-06-24 Listing Removed — NTREIS
• 2025-06-18 Price Changed $190,000 NTREIS
• 2025-05-12 Price Changed $200,000 NTREIS
• 2025-04-30 Listed $214,500 NTREIS
• 2015-09-15 Listing Removed — NTREIS
• 2015-08-18 Listed $113,900 NTREIS
• 2010-02-17 Sold (Public Records) — Public Records
• 2010-02-16 Sold (MLS) — NTREIS
• 2009-12-23 Listing Removed — NTREIS
• 2009-09-09 Listed $89,900 NTREIS
• 2005-09-02 Sold (Public Records) — Public Records
• 2005-09-02 Sold (MLS) — NTREIS
• 2005-08-09 Listing Removed — NTREIS
• 2005-05-15 Listed $65,000 NTREIS
• 1996-07-23 Sold (Public Records) — Public Records
• 1996-07-23 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,868 · +5.9% YoY. Source: county tax records.