1413 W Stamper St · Beeville, TX 78102

$74,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 32 Days on market

Built 1966 7,500 sqft lot Est $133k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home for sale !! Casa Dueno a Dueno - 3 beds 1 bath - Large lot - Close to schools and parks - Easy access to highways - Great neighbors - Restaurants and shops nearby Owner financing available 361 333 1220

Key facts

• 7,500 sq ft lot
• Built 1966
• Listed 31 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public sewer available; Sewer available
• Home design: Single-story; Entry level: 1
• Construction: Shingle roof; Shingle siding; Wood siding; Pillar/post/pier foundation; Built as a 1-story structure
• Exterior features: Wood fencing; No additional exterior features listed

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heating; Window unit cooling
• Interior features: Open floor plan; Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.4% in Beeville — 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 70/100 on livability (#354 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D-, amenities F.
• Beeville ISD (town): math 23% / reading 37% proficiency, ranked #638 of 826 in TX (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 187 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Bee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bee County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($73k) 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.48% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $133,104
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 N Lightburne St	0.39mi	3/1.5	1,140 (+1%)	14mo	$147,000	$129	67
604 S Alta Vista St	0.10mi	2/1.0 (-1)	964 (-14%)	1mo	$169,000	$175	65
510 W Springer St	0.64mi	3/1.0	1,134 (+0%)	12mo	$149,999	$132	60
909 W Crockett	0.40mi	3/1.0	1,272 (+13%)	2mo	$149,000	$117	58
505 W Sylvia	0.68mi	3/1.0	1,185 (+5%)	4mo	$38,500	$32	56
1713 W Crockett St	0.31mi	3/1.5	1,003 (-11%)	17mo	$99,750	$99	50
815 W Morales	0.62mi	3/2.5	1,268 (+12%)	14mo	$149,000	$118	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $8,798
• Equity at exit: $11,168

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $34,716
• Equity at exit: $6,476

Cash invested: $20,972 (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 78102

• Home prices YoY: -34.5%
• Active inventory: 187
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $328

Break-even live

Break-even rent $693

Max offer price $74,900

Occupancy floor 65%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 W Youst St Beeville, TX	3.0	1.5	1400	$1,150	$0.82	21d	1	0.40mi
1400 S St Marys St Beeville, TX	2.0	1.0	814	$900	$1.11	44d	1	1.14mi
600 E Crockett St Beeville, TX	2.0	1.0	990	$750	$0.76	44d	1	1.35mi

Listing history 22 events

1. 2026-06-19
   days on market $74,900 Active 32 DOM
2. 2026-06-18
   days on market $74,900 Active 31 DOM
3. 2026-06-17
   days on market $74,900 Active 30 DOM
4. 2026-06-16
   days on market $74,900 Active 29 DOM
5. 2026-06-15
   days on market $74,900 Active 28 DOM
6. 2026-06-14
   days on market $74,900 Active 26 DOM
7. 2026-06-12
   days on market $74,900 Active 25 DOM
8. 2026-06-09
   days on market $74,900 Active 22 DOM
9. 2026-06-08
   days on market $74,900 Active 21 DOM
10. 2026-06-07
    days on market $74,900 Active 20 DOM
11. 2026-06-07
    days on market $74,900 Active 19 DOM
12. 2026-06-03
    days on market $74,900 Active 16 DOM
13. 2026-06-02
    days on market $74,900 Active 15 DOM
14. 2026-06-01
    days on market $74,900 Active 14 DOM
15. 2026-05-31
    days on market $74,900 Active 13 DOM
16. 2026-05-30
    days on market $74,900 Active 12 DOM
17. 2026-05-12
    listed $75,000 Active 215-char remark

    Show marketing remark (215 chars)

    Home for sale !! Casa Dueno a Dueno - 3 beds 1 bath - Large lot - Close to schools and parks - Easy access to highways - Great neighbors - Restaurants and shops nearby Owner financing available 361 333 1220

18. 2026-05-11
    listed $74,900 Active 141-char remark
19. 2024-06-04
    soldstatus
20. 2022-03-14
    soldstatus
21. 2020-01-08
    soldstatus
22. 2019-12-11
    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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,305
• − Mortgage interest: −$4,196
• − Property taxes: −$1,485
• − Insurance: −$374
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,179
• Taxable income: $2,942
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,232/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: Beeville ISD
• NCES district ID: 4809720
• Math proficiency: 23% ▼ -12.00%
• Reading proficiency: 37% ▲ 3.00%
• Median HH income: $40,319
• Composite: 25.23/100
• National rank: #7503
• State rank: #638 of 826 in TX

Livability — Beeville

• Score: 70/100
• State rank: #354
• US rank: #7698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beeville, TX
• County: Bee County · 27,455 people
• City population: 27,455
• Metro: Beeville, TX
• Population (ZIP): 27,455
• Household income: $58,939
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 853.0

Population outlook (Bee County) Hauer SSP2

• Today (2025): 35,003 people
• By 2030: 36,447 · +4.1%
• By 2040: 39,810 · +13.7%
• By 2050: 43,525 · +24.3%
• By 2075: 51,766 · +47.9%
• By 2100: 53,434 · +52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 29% White 27% Black 7%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 66% English-only · Spanish 33%

Political lean MEDSL · Bee

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.8pp toward R · 2008: -10.1pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+28.9 2016: R+15.4 2012: R+11.5 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.59%
• Current HPI: 145.1182
• Rent YoY: —
• Metro: Beeville, 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

+0.1% since first listed

6 events — show timeline

• 2026-05-12 Listed $75,000 FSBO.com
• 2026-05-11 Listed $74,900 CBMLS
• 2024-06-04 Sold (Public Records) — Public Records
• 2022-03-14 Sold (Public Records) — Public Records
• 2020-01-08 Sold (Public Records) — Public Records
• 2019-12-11 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,485 · +4.8% YoY. Source: county tax records.