104 S 2nd St · Stockdale, TX 78160-6460

$125,000

2 bd · 1.0 ba · 456 sqft · SingleFamily public records · 467 Days on market

Built 1998 8,276 sqft lot $274/sqft · at area comps Est $160k · 22% 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Take a look at this 2 bedroom, 1 bath home that has been in the rental pool, but now is being sold. The kitchen has new subway tile backsplash and the flooring is laminate throughout. Recently added a fresh coat of paint of both the inside and outside and this home would be a perfect starter home for someone or an investor looking to rent it out. The yard has chain link fence on 3 sides with a new privacy fence at the back. There is a gate entrance and parking is allowed on the street.

Key facts

• Laminate flooring
• Fresh coat of paint
• New privacy fence

Tags

• NEW SUBWAY TILE BACKSPLASH
• LAMINATE FLOORING
• FRESH COAT OF PAINT
• NEW PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $109k (12.9% below list).
• Recommended offer: $109k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Stockdale — 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 68/100 on livability (#490 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Stockdale ISD (rural): math 43% / reading 50% proficiency, ranked #232 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 135 units permitted in Wilson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Wilson County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 467 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,911 (12.9% below list)

Questions for the listing agent

1. It's been on market 467 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 9.6

CMA / ARV

• ARV (median comp): $160,415
• List price: $125,000
• Delta: -22.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $20,589
• Equity at exit: $56,205

10-year hold

• IRR: 12.6%
• Equity multiple: 2.87×
• Total profit: $65,453
• Equity at exit: $86,619

Cash invested: $35,000 (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 78160-6460

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $87

Break-even live

Break-even rent $978

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $125,000 Active 467 DOM
2. 2026-06-17
   days on market $125,000 Active 466 DOM
3. 2026-06-16
   days on market $125,000 Active 465 DOM
4. 2026-06-15
   days on market $125,000 Active 464 DOM
5. 2026-06-13
   days on market $125,000 Active 462 DOM
6. 2026-06-09
   days on market $125,000 Active 458 DOM
7. 2026-06-08
   days on market $125,000 Active 457 DOM
8. 2026-06-07
   days on market $125,000 Active 456 DOM
9. 2026-06-04
   days on market $125,000 Active 453 DOM
10. 2026-06-03
    days on market $125,000 Active 452 DOM
11. 2026-06-02
    days on market $125,000 Active 451 DOM
12. 2026-06-01
    days on market $125,000 Active 450 DOM
13. 2026-05-31
    days on market $125,000 Active 449 DOM
14. 2026-02-26
    price $125,000 493-char remark

    Show marketing remark (493 chars)

    Take a look at this 2 bedroom, 1 bath home that has been in the rental pool, but now is being sold. The kitchen has new subway tile backsplash and the flooring is laminate throughout. Recently added a fresh coat of paint of both the inside and outside and this home would be a perfect starter home for someone or an investor looking to rent it out. The yard has chain link fence on 3 sides with a new privacy fence at the back. There is a gate entrance and parking is allowed on the street.

15. 2026-02-25
    price $125,000 490-char remark

    Show marketing remark (490 chars)

    Take a look at this 2 bedroom, 1 bath home that has been in the rental pool, but now is being sold. The kitchen has new subway tile backsplash and the flooring is laminate throughout. Recently added a fresh coat of paint of both the inside and outside and this home would be a perfect starter home for someone or an investor looking to rent it out. The yard has chain link fence on 3 sides with a new privacy fence at the back. There is a gate entrance and parking is allowed on the street.

16. 2025-03-08
    listed $130,000 New 493-char remark

    Show marketing remark (490 chars)

    Take a look at this 2 bedroom, 1 bath home that has been in the rental pool, but now is being sold. The kitchen has new subway tile backsplash and the flooring is laminate throughout. Recently added a fresh coat of paint of both the inside and outside and this home would be a perfect starter home for someone or an investor looking to rent it out. The yard has chain link fence on 3 sides with a new privacy fence at the back. There is a gate entrance and parking is allowed on the street.

17. 2025-03-08
    listed $130,000 Active 490-char remark

    Show marketing remark (490 chars)

    Take a look at this 2 bedroom, 1 bath home that has been in the rental pool, but now is being sold. The kitchen has new subway tile backsplash and the flooring is laminate throughout. Recently added a fresh coat of paint of both the inside and outside and this home would be a perfect starter home for someone or an investor looking to rent it out. The yard has chain link fence on 3 sides with a new privacy fence at the back. There is a gate entrance and parking is allowed on the street.

18. 2024-12-31
    historical
19. 2024-12-31
    historical
20. 2024-05-05
    price $135,000
21. 2024-05-04
    price $135,000
22. 2023-10-03
    listed $129,000 Active
23. 2023-10-02
    listed $129,000 New
24. 2022-07-01
    historical
25. 2022-05-24
    soldstatus
26. 2022-03-24
    status Pending
27. 2022-01-19
    price $122,000
28. 2022-01-01
    listed $127,000 New
29. 2022-01-01
    listed $150,000 Active
30. 2018-08-22
    historical
31. 2018-08-09
    listed $55,000 Active

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,503/yr (+$125/mo · 191.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,069
• − Mortgage interest: −$7,002
• − Property taxes: −$784
• − Insurance: −$625
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,636
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,306/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: Stockdale ISD
• NCES district ID: 4841610
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $52,496
• Composite: 40.1/100
• National rank: #3805
• State rank: #232 of 826 in TX

Livability — Stockdale

• Score: 68/100
• State rank: #490
• US rank: #9696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stockdale, TX

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 58,434 people
• By 2030: 63,912 · +9.4%
• By 2040: 74,704 · +27.8%
• By 2050: 85,024 · +45.5%
• By 2075: 111,025 · +90.0%
• By 2100: 126,692 · +116.8%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+127.3% since first listed

18 events — show timeline

• 2026-02-26 Price Changed $125,000 LERA
• 2026-02-25 Price Changed $125,000 CTXMLS
• 2025-03-08 Listed $130,000 LERA
• 2025-03-08 Listed $130,000 CTXMLS
• 2024-12-31 Listing Removed — LERA
• 2024-12-31 Listing Removed — CTXMLS
• 2024-05-05 Price Changed $135,000 LERA
• 2024-05-04 Price Changed $135,000 CTXMLS
• 2023-10-03 Listed $129,000 CTXMLS
• 2023-10-02 Listed $129,000 LERA
• 2022-07-01 Listing Removed — LERA
• 2022-05-24 Sold (Public Records) — Public Records
• 2022-03-24 Pending — CTXMLS
• 2022-01-19 Price Changed $122,000 LERA
• 2022-01-01 Listed $127,000 LERA
• 2022-01-01 Listed $150,000 CTXMLS
• 2018-08-22 Listing Removed — CTXMLS
• 2018-08-09 Listed $55,000 CTXMLS

Property tax history

+2.2%/yr

Latest (2025): $784 · +15.7% YoY. Source: county tax records.