814 Texas St · Stamford, TX 79553

$69,900

2 bd · 1.0 ba · 1,142 sqft · SingleFamily public records · 84 Days on market

Built 1935 0.91 ac lot $61/sqft · 18% below area Est $85k · 18% under

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Why this score? — see what drove the A- 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great opportunity with strong potential on an almost 1 acre spacious lot, priced to sell quickly. This 2 bedroom, 1 bath home features a walk in shower, original hardwood flooring, metal roof, and a large utility room. The kitchen includes a gas stove and refrigerator, and the home has some updated electrical, a newer gas water heater installed in 2023, and some updated PVC plumbing. Outside offers exceptional space and functionality with a large garage, multiple storage buildings, covered parking, a dog run, a covered back patio, and a great garden area. The property also includes a shop area with electricity and additional workspace options. The lot features numerous pecan trees and various other trees, adding shade and character. A standout feature is the two 2020 Eagle brand RV carports, each approximately 18 x 31, along with two 30 amp RV hookups, ideal for RV owners, hobbyists, or extra covered parking. Plenty of room to expand, store equipment, or customize to your needs. Conveniently located close to the junior and senior high schools.

Key facts

• 0.91 acre lot
• Garage
• Built 1935

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#344 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Stamford ISD (town): math 50% / reading 46% proficiency, ranked #239 of 826 in TX (top 29%) — 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: 18 active listings in the ZIP; 1 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $522 of equity ($483 loan paydown + $39 appreciation (0.1% local appreciation)).
• Jones County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($66k) 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

• Watch-outs: property tax is 3.3% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 5.7

CMA / ARV

• ARV (median comp): $84,762
• List price: $69,900
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Potomac Dr	0.39mi	3/1.0 (+1)	1,187 (+4%)	2mo	$149,900	$126	68
802 S Orient St	0.20mi	3/2.0 (+1)	1,104 (-3%)	12mo	$159,900	$145	66
710 S Orient St	0.21mi	3/2.0 (+1)	1,296 (+14%)	2mo	$159,900	$123	57
412 E Hamilton	0.65mi	2/1.0	1,228 (+8%)	6mo	$65,000	$53	52
601 E Rotan St	0.54mi	3/2.0 (+1)	1,100 (-4%)	14mo	$89,900	$82	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.62×
• Total profit: $12,051
• Equity at exit: $20,491

10-year hold

• IRR: 17.5%
• Equity multiple: 2.94×
• Total profit: $38,013
• Equity at exit: $24,786

Cash invested: $19,572 (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 79553

• Home prices YoY: 0.1%
• Active inventory: 18
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $217

Break-even live

Break-even rent $748

Max offer price $69,900

Occupancy floor 74%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $69,900 Active 84 DOM
2. 2026-06-17
   days on market $69,900 Active 83 DOM
3. 2026-06-16
   days on market $69,900 Active 82 DOM
4. 2026-06-15
   days on market $69,900 Active 81 DOM
5. 2026-06-15
   days on market $69,900 Active 80 DOM
6. 2026-06-13
   days on market $69,900 Active 79 DOM
7. 2026-06-12
   days on market $69,900 Active 78 DOM
8. 2026-06-09
   days on market $69,900 Active 75 DOM
9. 2026-06-08
   days on market $69,900 Active 74 DOM
10. 2026-06-08
    days on market $69,900 Active 73 DOM
11. 2026-06-07
    days on market $69,900 Active 72 DOM
12. 2026-06-03
    days on market $69,900 Active 69 DOM
13. 2026-06-02
    days on market $69,900 Active 68 DOM
14. 2026-06-01
    days on market $69,900 Active 67 DOM
15. 2026-05-31
    days on market $69,900 Active 66 DOM
16. 2026-03-31
    status Active 1068-char remark

    Show marketing remark (1068 chars)

    Great opportunity with strong potential on an almost 1 acre spacious lot, priced to sell quickly. This 2 bedroom, 1 bath home features a walk in shower, original hardwood flooring, metal roof, and a large utility room. The kitchen includes a gas stove and refrigerator, and the home has some updated electrical, a newer gas water heater installed in 2023, and some updated PVC plumbing. Outside offers exceptional space and functionality with a large garage, multiple storage buildings, covered parking, a dog run, a covered back patio, and a great garden area. The property also includes a shop area with electricity and additional workspace options. The lot features numerous pecan trees and various other trees, adding shade and character. A standout feature is the two 2020 Eagle brand RV carports, each approximately 18 x 31, along with two 30 amp RV hookups, ideal for RV owners, hobbyists, or extra covered parking. Plenty of room to expand, store equipment, or customize to your needs. Conveniently located close to the junior and senior high schools.

17. 2026-03-29
    historical Active Option Contract 1068-char remark

    Show marketing remark (1068 chars)

    Great opportunity with strong potential on an almost 1 acre spacious lot, priced to sell quickly. This 2 bedroom, 1 bath home features a walk in shower, original hardwood flooring, metal roof, and a large utility room. The kitchen includes a gas stove and refrigerator, and the home has some updated electrical, a newer gas water heater installed in 2023, and some updated PVC plumbing. Outside offers exceptional space and functionality with a large garage, multiple storage buildings, covered parking, a dog run, a covered back patio, and a great garden area. The property also includes a shop area with electricity and additional workspace options. The lot features numerous pecan trees and various other trees, adding shade and character. A standout feature is the two 2020 Eagle brand RV carports, each approximately 18 x 31, along with two 30 amp RV hookups, ideal for RV owners, hobbyists, or extra covered parking. Plenty of room to expand, store equipment, or customize to your needs. Conveniently located close to the junior and senior high schools.

18. 2026-03-18
    listed $69,900 Active 1068-char remark

    Show marketing remark (1068 chars)

    Great opportunity with strong potential on an almost 1 acre spacious lot, priced to sell quickly. This 2 bedroom, 1 bath home features a walk in shower, original hardwood flooring, metal roof, and a large utility room. The kitchen includes a gas stove and refrigerator, and the home has some updated electrical, a newer gas water heater installed in 2023, and some updated PVC plumbing. Outside offers exceptional space and functionality with a large garage, multiple storage buildings, covered parking, a dog run, a covered back patio, and a great garden area. The property also includes a shop area with electricity and additional workspace options. The lot features numerous pecan trees and various other trees, adding shade and character. A standout feature is the two 2020 Eagle brand RV carports, each approximately 18 x 31, along with two 30 amp RV hookups, ideal for RV owners, hobbyists, or extra covered parking. Plenty of room to expand, store equipment, or customize to your needs. Conveniently located close to the junior and senior high schools.

19. 1998-03-27
    soldstatus
20. 1990-03-11
    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: $2,340 · $195/mo
• Projected year-2 tax: $2,340 · $195/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 5/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $12,272
• − Mortgage interest: −$3,915
• − Property taxes: −$2,340
• − Insurance: −$350
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,033
• Taxable income: $1,670
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,205/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: Stamford ISD
• NCES district ID: 4841400
• Math proficiency: 50% ▲ 7.00%
• Reading proficiency: 46% ▲ 5.00%
• Median HH income: $37,780
• Composite: 39.98/100
• National rank: #3836
• State rank: #239 of 826 in TX

Livability — Stamford

• Score: 70/100
• State rank: #344
• US rank: #7510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, TX
• Population (ZIP): 3,071

Population outlook (Jones County) Hauer SSP2

• Today (2025): 19,845 people
• By 2030: 20,213 · +1.9%
• By 2040: 21,446 · +8.1%
• By 2050: 22,499 · +13.4%
• By 2075: 23,272 · +17.3%
• By 2100: 20,420 · +2.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 51% Hispanic / Latino 39% Two or more races 8% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 5% Serbian 2% Danish 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 17% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Jones

• 2024 margin: Solid R (+73.2) · D 13.1% · R 86.2%
• 2008→2024 swing: -27.1pp toward R · 2008: -46.1pp · 2024: -73.2pp
• All cycles: 2024: R+73.2 2020: R+69.1 2016: R+65.4 2012: R+54.5 2008: R+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.06%
• Current HPI: 104.7578
• 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

5 events — show timeline

• 2026-03-31 Relisted — NTREIS
• 2026-03-29 Contingent — NTREIS
• 2026-03-18 Listed $69,900 NTREIS
• 1998-03-27 Sold (Public Records) — Public Records
• 1990-03-11 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,340 · +24.0% YoY. Source: county tax records.