1375 Vedas Camp Rd · Stamford, TX 79521

$124,500

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 98 Days on market

Built 1955 0.29 ac lot $86/sqft · 47% above area Est $84k · 47% over ↓ 9% 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 +19.0/30.0
• Appreciation +6.5/10.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Sitting right on the waterfront of Lake Stamford, this fantastic 3bed, 1bath lake home offers the perfect blend of comfort and recreation. The home features a welcoming living area and a built-on sun porch ideal for relaxing with lake views. Enjoy all the lake amenities—boating, fishing, swimming, and endless outdoor fun. Recent updates include a newer roof and a remodeled bathroom. A private dock sits just steps from the home and, while it needs a little attention, it provides excellent potential for lakeside enjoyment. A wonderful opportunity to own a true lakefront getaway.

Key facts

• 0.29 acre lot
• Built 1955
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $112k (10.2% below list).
• Recommended offer: $112k (10.2% below list) — sets the bar for 1% rule.

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.
• Paint Creek ISD (rural): math 45% / reading 40% proficiency, ranked #669 of 1,141 in TX (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($861 loan paydown + $4k appreciation (3.1% local appreciation)).
• Haskell County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $111,826 (10.2% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (median comp): $84,448
• List price: $124,500
• Delta: 47.43%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.68×
• Total profit: $23,836
• Equity at exit: $56,628

10-year hold

• IRR: 13.9%
• Equity multiple: 3.08×
• Total profit: $72,452
• Equity at exit: $87,778

Cash invested: $34,860 (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 79521

• Home prices YoY: 2.6%
• Active inventory: 44
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $130

Break-even live

Break-even rent $954

Max offer price $124,500

Occupancy floor 83%

Sensitivity live

Price	-10% $200	-5% $165	+0% $130	+5% $95	+10% $59
Rent	-10% $42	-5% $86	+0% $130	+5% $174	+10% $218
Rate	-1.0pp $193	-0.5pp $162	base $130	+0.5pp $98	+1.0pp $65

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $124,500 Active 98 DOM
2. 2026-06-18
   days on market $124,500 Active 96 DOM
3. 2026-06-17
   days on market $124,500 Active 95 DOM
4. 2026-06-16
   days on market $124,500 Active 94 DOM
5. 2026-06-15
   days on market $124,500 Active 93 DOM
6. 2026-06-15
   days on market $124,500 Active 92 DOM
7. 2026-06-13
   days on market $124,500 Active 91 DOM
8. 2026-06-12
   days on market $124,500 Active 90 DOM
9. 2026-06-10
   days on market $124,500 Active 87 DOM
10. 2026-06-08
    days on market $124,500 Active 86 DOM
11. 2026-06-08
    days on market $124,500 Active 85 DOM
12. 2026-06-05
    days on market $124,500 Active 83 DOM
13. 2026-06-03
    days on market $124,500 Active 81 DOM
14. 2026-06-02
    days on market $124,500 Active 80 DOM
15. 2026-06-01
    days on market $124,500 Active 79 DOM
16. 2026-05-31
    days on market $124,500 Active 78 DOM
17. 2026-05-18
    historical Active Contingent 589-char remark

    Show marketing remark (589 chars)

    Sitting right on the waterfront of Lake Stamford, this fantastic 3bed, 1bath lake home offers the perfect blend of comfort and recreation. The home features a welcoming living area and a built-on sun porch ideal for relaxing with lake views. Enjoy all the lake amenities—boating, fishing, swimming, and endless outdoor fun. Recent updates include a newer roof and a remodeled bathroom. A private dock sits just steps from the home and, while it needs a little attention, it provides excellent potential for lakeside enjoyment. A wonderful opportunity to own a true lakefront getaway.

18. 2026-04-13
    price $124,500 589-char remark

    Show marketing remark (589 chars)

    Sitting right on the waterfront of Lake Stamford, this fantastic 3bed, 1bath lake home offers the perfect blend of comfort and recreation. The home features a welcoming living area and a built-on sun porch ideal for relaxing with lake views. Enjoy all the lake amenities—boating, fishing, swimming, and endless outdoor fun. Recent updates include a newer roof and a remodeled bathroom. A private dock sits just steps from the home and, while it needs a little attention, it provides excellent potential for lakeside enjoyment. A wonderful opportunity to own a true lakefront getaway.

19. 2026-03-16
    status Active 589-char remark

    Show marketing remark (589 chars)

    Sitting right on the waterfront of Lake Stamford, this fantastic 3bed, 1bath lake home offers the perfect blend of comfort and recreation. The home features a welcoming living area and a built-on sun porch ideal for relaxing with lake views. Enjoy all the lake amenities—boating, fishing, swimming, and endless outdoor fun. Recent updates include a newer roof and a remodeled bathroom. A private dock sits just steps from the home and, while it needs a little attention, it provides excellent potential for lakeside enjoyment. A wonderful opportunity to own a true lakefront getaway.

20. 2026-03-05
    listed $137,500 Active 589-char remark

    Show marketing remark (589 chars)

    Sitting right on the waterfront of Lake Stamford, this fantastic 3bed, 1bath lake home offers the perfect blend of comfort and recreation. The home features a welcoming living area and a built-on sun porch ideal for relaxing with lake views. Enjoy all the lake amenities—boating, fishing, swimming, and endless outdoor fun. Recent updates include a newer roof and a remodeled bathroom. A private dock sits just steps from the home and, while it needs a little attention, it provides excellent potential for lakeside enjoyment. A wonderful opportunity to own a true lakefront getaway.

21. 2018-11-05
    soldstatus
22. 2018-11-05
    soldstatus
23. 1998-08-14
    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: $584 · $49/mo
• Projected year-2 tax: $2,278 · $190/mo
• Expected delta: +$1,694/yr (+$141/mo · 289.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 5 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,419
• − Mortgage interest: −$6,974
• − Property taxes: −$584
• − Insurance: −$622
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$3,622
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,687/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: Paint Creek ISD
• NCES district ID: 4833960
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 40% ▼ -15.00%
• Median HH income: $36,700
• Composite: 37.63/100
• National rank: #8815
• State rank: #669 of 1141 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

• Population (ZIP): 3,470

Population outlook (Haskell County) Hauer SSP2

• Today (2025): 5,679 people
• By 2030: 5,693 · +0.2%
• By 2040: 5,769 · +1.6%
• By 2050: 6,012 · +5.9%
• By 2075: 6,792 · +19.6%
• By 2100: 6,531 · +15.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 22% Black 7% Two or more races 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 79% English-only · Spanish 19% Other Indo-European 1%

Political lean MEDSL · Haskell

• 2024 margin: Solid R (+71.5) · D 13.9% · R 85.4%
• 2008→2024 swing: -38.9pp toward R · 2008: -32.6pp · 2024: -71.5pp
• All cycles: 2024: R+71.5 2020: R+67.2 2016: R+61.7 2012: R+43.4 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 121.407
• 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

-9.5% since first listed

7 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-04-13 Price Changed $124,500 NTREIS
• 2026-03-16 Relisted — NTREIS
• 2026-03-05 Listed $137,500 NTREIS
• 2018-11-05 Sold (Public Records) — Public Records
• 2018-11-05 Sold (Public Records) — Public Records
• 1998-08-14 Sold (Public Records) — Public Records

Property tax history

+9.0%/yr

Latest (2025): $584 · +5.4% YoY. Source: county tax records.