756 N Barton St · Stephenville, TX 76401

$172,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 76 Days on market

Built 1940 6,186 sqft lot $154/sqft · at area comps Est $166k · at est.

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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 +14.4/30.0
• ARV discount +5.7/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• 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

This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

Key facts

• Updated kitchen
• 6,186 sq ft lot
• 2 parking spots

Tags

• UPDATED KITCHEN
• SPACIOUS FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $34 ($403/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 $153k (11.5% below list).
• Recommended offer: $153k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.3% 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: Hook El (math 61% / reading 46%, grade C, #686 of 4,322 statewide, top 16%, 569 students, 53% 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; 384 active listings in the ZIP; 16 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).

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 76 days — a 6% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1940 — 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,986 (11.5% below list)

Questions for the listing agent

1. It's been on market 76 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 1940 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $166,224
• List price: $172,900
• Delta: 4.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W Collins St	0.04mi	2/1.0 (-1)	1,106 (-1%)	1mo	$98,500	$89	91
859 N Belknap St	0.15mi	2/1.0 (-1)	1,168 (+4%)	1mo	$199,000	$170	80
662 N Barton St	0.08mi	2/2.0 (-1)	1,052 (-6%)	1mo	$193,000	$183	76
990 N Paddock St	0.22mi	2/1.0 (-1)	1,052 (-6%)	0mo	$199,500	$190	74
950 N Mccart St	0.29mi	2/1.0 (-1)	1,043 (-7%)	5mo	$220,000	$211	66
1175 N Paddock St	0.27mi	2/1.0 (-1)	1,256 (+12%)	1mo	$215,000	$171	61
835 W Vanderbilt St	0.28mi	3/1.5	1,268 (+13%)	5mo	$125,000	$99	59
965 N Stephens Ave	0.31mi	2/1.0 (-1)	986 (-12%)	2mo	$199,500	$202	58
863 N Clinton	0.36mi	2/1.0 (-1)	988 (-12%)	1mo	$190,000	$192	58
1075 W Pecan St	0.51mi	2/1.5 (-1)	1,156 (+3%)	8mo	$149,500	$129	57
832 W Long St	0.62mi	2/1.0 (-1)	1,146 (+2%)	8mo	$200,000	$175	56
557 W College St	0.45mi	2/2.0 (-1)	1,240 (+11%)	9mo	$208,900	$168	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: -18.3%
• Equity multiple: 0.38×
• Total profit: $-30,250
• Equity at exit: $25,780

10-year hold

• IRR: -17.6%
• Equity multiple: 0.16×
• Total profit: $-40,502
• Equity at exit: $14,949

Cash invested: $48,412 (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: 384
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$907
• Tax from tax record: −$196 /mo · $2,355/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $34

Break-even live

Break-even rent $1,487

Max offer price $172,900

Occupancy floor 93%

Sensitivity live

Price	-10% $131	-5% $83	+0% $34	+5% $-15	+10% $-64
Rent	-10% $-87	-5% $-27	+0% $34	+5% $94	+10% $154
Rate	-1.0pp $121	-0.5pp $78	base $34	+0.5pp $-11	+1.0pp $-57

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: $43,225
• Closing costs: $5,187
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1391 N Race Unit C Stephenville, TX	2.0	2.0	800	$1,000	$1.25	46d	1	0.33mi
731 W Walnut St Stephenville, TX	2.0	1.0	828	$1,100	$1.33	46d	1	0.33mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	46d	1	0.36mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	46d	1	0.52mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	46d	1	0.60mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	46d	1	0.80mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	46d	1	0.88mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	46d	1	0.90mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	46d	1	0.92mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	46d	1	0.95mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	46d	1	0.95mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	46d	1	1.00mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	46d	1	1.15mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	46d	1	1.19mi
604 E Broadway St Stephenville, TX	4.0	2.0	1404	$2,400	$1.71	46d	1	1.22mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	46d	19	1.27mi

Listing history 22 events

1. 2026-05-18
   historical Active Option Contract 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

2. 2026-04-30
   price $172,900 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

3. 2026-04-22
   status Active 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

4. 2026-04-16
   status Pending 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

5. 2026-04-11
   historical Active Option Contract 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

6. 2026-03-31
   price $174,900 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

7. 2026-03-08
   historical $1,495
8. 2026-03-06
   listed $179,900 Active 597-char remark

   Show marketing remark (597 chars)

   This charming home, which was totally remodeled in 2018, includes three generously-sized bedrooms, one bathroom, and a carport, providing a total living space of 1,129 sq ft. It includes an updated kitchen, bathroom, paint, and improved amenities, along with a newer (2025) central heating and air conditioning system. The fridge, along with the washer-dryer are included. This property features a spacious fenced backyard, attractive curb appeal, and is nestled in a pleasant neighborhood. Additionally, it is conveniently located near Tarleton University, shopping, and entertainment venues.

9. 2025-11-21
   listed $1,495
10. 2023-11-12
    historical $1,375
11. 2023-10-15
    price $1,375
12. 2023-09-07
    price $1,475
13. 2023-09-03
    listed $1,575
14. 2023-09-02
    historical $1,575
15. 2023-08-31
    listed $1,575
16. 2022-07-15
    price $1,625
17. 2018-11-26
    soldstatus
18. 2018-11-20
    soldstatus Sold 647-char remark

    Show marketing remark (647 chars)

    A delightful 3-1 home conveniently located blocks from restaurants, shopping, city park, elementary schools, and TSU. Perfect place for the first time home buyer, student, or investor. Home has a fenced backyard with plenty of room to entertain or family activities and games. Appliances go with home. Completely move in ready. Charming landscaped front yard with a beautiful mature oak tree providing plenty of shade for enjoyment. Third room offers your choice of use - a small bedroom, office, playroom, or dining room. The opportunity to make it uniquely yours. 5 Year Limited Home Warranty Included. Owner is a member of Warranty Company.

19. 2018-11-16
    status Pending 647-char remark

    Show marketing remark (647 chars)

    A delightful 3-1 home conveniently located blocks from restaurants, shopping, city park, elementary schools, and TSU. Perfect place for the first time home buyer, student, or investor. Home has a fenced backyard with plenty of room to entertain or family activities and games. Appliances go with home. Completely move in ready. Charming landscaped front yard with a beautiful mature oak tree providing plenty of shade for enjoyment. Third room offers your choice of use - a small bedroom, office, playroom, or dining room. The opportunity to make it uniquely yours. 5 Year Limited Home Warranty Included. Owner is a member of Warranty Company.

20. 2018-11-09
    historical Active Option Contract 647-char remark

    Show marketing remark (647 chars)

    A delightful 3-1 home conveniently located blocks from restaurants, shopping, city park, elementary schools, and TSU. Perfect place for the first time home buyer, student, or investor. Home has a fenced backyard with plenty of room to entertain or family activities and games. Appliances go with home. Completely move in ready. Charming landscaped front yard with a beautiful mature oak tree providing plenty of shade for enjoyment. Third room offers your choice of use - a small bedroom, office, playroom, or dining room. The opportunity to make it uniquely yours. 5 Year Limited Home Warranty Included. Owner is a member of Warranty Company.

21. 2018-11-01
    listed $95,200 Active 647-char remark

    Show marketing remark (647 chars)

    A delightful 3-1 home conveniently located blocks from restaurants, shopping, city park, elementary schools, and TSU. Perfect place for the first time home buyer, student, or investor. Home has a fenced backyard with plenty of room to entertain or family activities and games. Appliances go with home. Completely move in ready. Charming landscaped front yard with a beautiful mature oak tree providing plenty of shade for enjoyment. Third room offers your choice of use - a small bedroom, office, playroom, or dining room. The opportunity to make it uniquely yours. 5 Year Limited Home Warranty Included. Owner is a member of Warranty Company.

22. 1993-03-09
    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: $2,355 · $196/mo
• Projected year-2 tax: $3,164 · $264/mo
• Expected delta: +$809/yr (+$67/mo · 34.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 22 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: $18,358
• − Mortgage interest: −$9,685
• − Property taxes: −$2,355
• − Insurance: −$864
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,030
• Taxable loss: −$2,514
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $1,006/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

+81.6% since first listed

22 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-04-30 Price Changed $172,900 NTREIS
• 2026-04-22 Relisted — NTREIS
• 2026-04-16 Pending — NTREIS
• 2026-04-11 Contingent — NTREIS
• 2026-03-31 Price Changed $174,900 NTREIS
• 2026-03-08 Rental Removed $1,495 TURBOTENANT
• 2026-03-06 Listed $179,900 NTREIS
• 2025-11-21 Listed for Rent $1,495 TURBOTENANT
• 2023-11-12 Rental Removed $1,375 APPFOLIO
• 2023-10-15 Price Changed $1,375 APPFOLIO
• 2023-09-07 Price Changed $1,475 APPFOLIO
• 2023-09-03 Listed for Rent $1,575 APPFOLIO
• 2023-09-02 Rental Removed $1,575 TURBOTENANT
• 2023-08-31 Listed for Rent $1,575 TURBOTENANT
• 2022-07-15 Price Changed $1,625 TURBOTENANT
• 2018-11-26 Sold (Public Records) — Public Records
• 2018-11-20 Sold (MLS) — NTREIS
• 2018-11-16 Pending — NTREIS
• 2018-11-09 Contingent — NTREIS
• 2018-11-01 Listed $95,200 NTREIS
• 1993-03-09 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,355 · -3.8% YoY. Source: county tax records.