631 Coleman St · Stephenville, TX 76401

$295,000

4 bd · 2.0 ba · 1,624 sqft · MultiFamily · 179 Days on market

Built 2010 0.41 ac lot Est $296k · at est. ↓ 13% since listing

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +7.6/15.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This well-maintained income property is a fantastic investment opportunity! Each side of this duplex features 2 bedrooms, 1 bathroom, and stylish concrete floors that make for easy upkeep and a modern touch. The open layout and neutral finishes appeal to a wide range of tenants, making it a consistently easy property to lease. Each unit has a 10 x 10 storage for extra space outside provided. Tenants love the peaceful outdoor space — a beautiful backyard area shaded by mature trees that gives the feeling of being near the country, all while being conveniently close to town. Both units are currently fully occupied with steady rental history and strong income potential. Whether you&rsquo

Key facts

• Open layout
• 10 x 10 storage
• Backyard area

Tags

• DUPLEX
• CONCRETE FLOORS
• OPEN LAYOUT
• 10 X 10 STORAGE
• PEACEFUL OUTDOOR SPACE
• BACKYARD AREA

Property features AI

Finance

• Other: Lot size approximately 0.412 acres; Building area reported by owner; Parcel ID: R000030711
• Financial info: Property used as residential income (duplex); 2 buildings with a total of 2 units; 100% occupancy rate; Reported gross annual income: $30,000; Reported gross annual expenses: $0
• HOA & community: No association

Exterior

• Parking: Attached carport; Driveway; 2 carport spaces / 2 parking spaces total
• Security: Audio and video consent/notice for recordings present
• Utilities: City water; City sewer; No municipal utility district
• Home design: Duplex (residential income); One story; Built in 2010; Complex addresses: 631 and 633 Coleman; Subdivision: Clifton Heights; GPS note: CAD shows 609 Coleman but correct addresses are 631 and 633 Coleman
• Construction: Metal roof; Board & batten siding, brick and other siding materials; Slab foundation
• Exterior features: Covered patio/porch; Few trees on the lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms
• Flooring: Concrete flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; High-speed internet available; One-level layout
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $-15 ($-176/yr) — negative. Per door: $-7/mo.
• To cash-flow at today's rent, offer at most $293k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (13.2% below list).
• Recommended offer: $256k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.2% 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: 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.
• Zoned schools: Central El (422 students, 64% FRL); Henderson J H (math 60% / reading 50%, grade B-, #248 of 1,662 statewide, top 15%, 551 students, 48% FRL); Stephenville H S (math 45% / reading 56%, grade D+, #492 of 1,632 statewide, top 30%, 1,127 students, 45% FRL).
• Market conditions: Rents flat; 385 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $2,562/mo this rent would consume 50% of the median local household income ($61k/yr) (locally 1758% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 179 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $256,200 (13.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $295,568
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Coleman St	0.00mi	4/2.0	1,624 (0%)	1mo	$295,000	$182	99

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-56,038
• Equity at exit: $43,985

10-year hold

• IRR: -21.0%
• Equity multiple: 0.05×
• Total profit: $-78,244
• Equity at exit: $25,506

Cash invested: $82,600 (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: 385
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-15

Break-even live

Break-even rent $2,581

Max offer price $292,873

Occupancy floor 96%

Sensitivity live

Price	-10% $189	-5% $87	+0% $-15	+5% $-117	+10% $-219
Rent	-10% $-217	-5% $-116	+0% $-15	+5% $87	+10% $188
Rate	-1.0pp $134	-0.5pp $60	base $-15	+0.5pp $-91	+1.0pp $-169

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,562
Total (2 units)			$2,562

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 E Broadway St Stephenville, TX	4.0	2.0	1404	$2,400	$1.71	45d	1	0.11mi
525 W Collins Stephenville, TX	3.0	3.5	1938	$800	$0.41	45d	1	1.14mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	45d	1	1.20mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	45d	1	1.24mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	45d	1	1.27mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	45d	1	1.39mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	45d	1	1.40mi
794 W Pecan St Unit 101 Stephenville, TX	3.0	2.5	1540	$2,200	$1.43	45d	1	1.41mi

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-04-30
   historical Active Option Contract
3. 2026-04-22
   price $295,000
4. 2026-03-09
   price $305,000
5. 2026-01-06
   price $325,000
6. 2025-12-02
   status Active
7. 2025-11-18
   historical Active Option Contract
8. 2025-11-08
   listed $340,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $30,744
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$8,582
• Taxable loss: −$5,181
• Est. tax savings @ 24.0%: +$1,244
• After-tax cash flow: $1,067/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

-13.2% since first listed

8 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-04-30 Contingent — NTREIS
• 2026-04-22 Price Changed $295,000 NTREIS
• 2026-03-09 Price Changed $305,000 NTREIS
• 2026-01-06 Price Changed $325,000 NTREIS
• 2025-12-02 Relisted — NTREIS
• 2025-11-18 Contingent — NTREIS
• 2025-11-08 Listed $340,000 NTREIS