406 N St Benedict · Stanton, TX 79782

$195,000

4 bd · 3.0 ba · 1,368 sqft · SingleFamily public records · 69 Days on market

Built 2013 0.48 ac lot

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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 +14.2/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful home ready for new owners right in the heart of Stanton, TX! Situated on 3 lots that equal almost half an acre, you have ample space without sacrificing the conveniences of living in town! You may not find another move-in ready 4 bedroom 3 bathroom home for this price! Call today for your tour.

Key facts

• 0.48 acre lot
• Garage
• Built 2013

Property features AI

Exterior

• Parking: Detached carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Exterior features: Composition and metal roofs

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Pantry; Smoke detectors
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $32 ($383/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 $170k (12.9% below list).
• Recommended offer: $170k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#140 in TX, #4,008 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Stanton ISD (rural): math 40% / reading 39% proficiency, ranked #426 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stanton El (math 43% / reading 37%, grade F, #1,514 of 4,322 statewide, top 36%, 518 students, 59% FRL); Stanton Middle (math 37% / reading 38%, grade F, #736 of 1,662 statewide, top 45%, 256 students, 54% FRL); Stanton H S (math 44% / reading 47%, grade D-, #630 of 1,632 statewide, top 39%, 307 students, 39% FRL).
• Market conditions: 39 active listings in the ZIP; 5 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.3% local appreciation)).
• Martin County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, 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 69 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,912 (12.9% below list)

Questions for the listing agent

1. It's been on market 69 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. 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. 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.
6. 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.
7. 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: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.13×
• Total profit: $61,778
• Equity at exit: $126,247

10-year hold

• IRR: 16.4%
• Equity multiple: 4.28×
• Total profit: $179,278
• Equity at exit: $232,173

Cash invested: $54,600 (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 79782

• Home prices YoY: 3.3%
• Active inventory: 39
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $32

Break-even live

Break-even rent $1,659

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $142	-5% $87	+0% $32	+5% $-23	+10% $-78
Rent	-10% $-102	-5% $-35	+0% $32	+5% $99	+10% $166
Rate	-1.0pp $130	-0.5pp $81	base $32	+0.5pp $-19	+1.0pp $-70

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   status $195,000 Pending 69 DOM
2. 2026-06-15
   days on market $195,000 Active Under Contract 69 DOM
3. 2026-06-14
   days on market $195,000 Active Under Contract 67 DOM
4. 2026-06-13
   days on market $195,000 Active Under Contract 66 DOM
5. 2026-06-10
   days on market $195,000 Active Under Contract 64 DOM
6. 2026-06-09
   days on market $195,000 Active Under Contract 63 DOM
7. 2026-06-08
   days on market $195,000 Active Under Contract 62 DOM
8. 2026-06-07
   days on market $195,000 Active Under Contract 61 DOM
9. 2026-06-02
   days on market $195,000 Active Under Contract 56 DOM
10. 2026-06-01
    days on market $195,000 Active Under Contract 55 DOM
11. 2026-05-31
    days on market $195,000 Active Under Contract 54 DOM
12. 2026-05-30
    days on market $195,000 Active Under Contract 53 DOM
13. 2026-04-14
    historical Active Under Contract
14. 2026-04-07
    listed $195,000 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: $2,479 · $207/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,090/yr (+$91/mo · 44.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,389
• − Mortgage interest: −$10,923
• − Property taxes: −$2,479
• − Insurance: −$975
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,673
• Taxable loss: −$2,922
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,084/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: Stanton ISD
• NCES district ID: 4841430
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $47,595
• Composite: 33.86/100
• National rank: #5353
• State rank: #426 of 826 in TX

Livability — Stanton

• Score: 75/100
• State rank: #140
• US rank: #4008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, TX
• Population (ZIP): 3,831

Population outlook (Martin County) Hauer SSP2

• Today (2025): 7,556 people
• By 2030: 8,556 · +13.2%
• By 2040: 10,786 · +42.7%
• By 2050: 13,158 · +74.1%
• By 2075: 19,334 · +155.9%
• By 2100: 23,704 · +213.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 43% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 65% English-only · Spanish 33% German/W. Germanic 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.6%
• 2008→2024 swing: -13.1pp toward R · 2008: -62.7pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+72.6 2016: R+67.6 2012: R+68.5 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 195.1131
• 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

2 events — show timeline

• 2026-04-14 Contingent — PBBOR
• 2026-04-07 Listed $195,000 PBBOR

Property tax history

+4.3%/yr

Latest (2025): $2,479 · -14.0% YoY. Source: county tax records.