351 Stone Oak Dr · Inez, TX 77968

$188,000

3 bd · 3.0 ba · 1,959 sqft · SingleFamily public records · 77 Days on market

Built 1929 1.84 ac lot $96/sqft · 55% below area

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 1929 farmhouse, situated on nearly two acres in Industrial ISD, offers exceptional potential to become your dream home. Located in Inez, Texas, the property is nestled on 1.843 acres featuring mature trees, a four-car detached carport, an in-ground pool, and a hot tub. The 1,959- square foot residence includes three bedrooms and three bathrooms, a large eat-in kitchen, and a living area complete with a wood-burning stove. The property also includes an 880- sf pool house which offers a great flex space for entertaining and guests. While the home requires some repairs, it represents a rare opportunity to own a property of this caliber at an excellent price. Call today to schedule your private tour.

Key facts

• In-ground pool
• Hot tub
• 880 sf pool house

Tags

• FOUR-CAR DETACHED CARPORT
• IN-GROUND POOL
• HOT TUB
• MATURE TREES
• 880 SF POOL HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $188k).
• Recommended offer: $177k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#262 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Industrial ISD (rural): math 59% / reading 59% proficiency, ranked #61 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 74 active listings in the ZIP; 43 units permitted in Victoria County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Victoria County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $176,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1929 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.44% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $417,285
• List price: $188,000
• Delta: -54.95%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Stone Oak	0.08mi	3/2.0	2,051 (+5%)	3mo	$530,000	$258	82
221 Enchanted Oaks	0.07mi	3/2.0	2,137 (+9%)	2mo	$475,000	$222	76
197 Live Oak Dr	0.22mi	4/3.0 (+1)	2,013 (+3%)	5mo	$225,000	$112	76
839 Live Oak Dr	0.53mi	3/2.5	2,011 (+3%)	8mo	$259,995	$129	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $18,059
• Equity at exit: $28,031

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $78,444
• Equity at exit: $16,255

Cash invested: $52,640 (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 77968

• Home prices YoY: -25.6%
• Active inventory: 74
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$309 /mo · $3,703/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $761

Break-even live

Break-even rent $1,738

Max offer price $188,000

Occupancy floor 67%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-25
   status Active 719-char remark

   Show marketing remark (719 chars)

   This spacious 1929 farmhouse, situated on nearly two acres in Industrial ISD, offers exceptional potential to become your dream home. Located in Inez, Texas, the property is nestled on 1.843 acres featuring mature trees, a four-car detached carport, an in-ground pool, and a hot tub. The 1,959- square foot residence includes three bedrooms and three bathrooms, a large eat-in kitchen, and a living area complete with a wood-burning stove. The property also includes an 880- sf pool house which offers a great flex space for entertaining and guests. While the home requires some repairs, it represents a rare opportunity to own a property of this caliber at an excellent price. Call today to schedule your private tour.

2. 2026-03-18
   historical Active Under Contract 719-char remark

   Show marketing remark (719 chars)

   This spacious 1929 farmhouse, situated on nearly two acres in Industrial ISD, offers exceptional potential to become your dream home. Located in Inez, Texas, the property is nestled on 1.843 acres featuring mature trees, a four-car detached carport, an in-ground pool, and a hot tub. The 1,959- square foot residence includes three bedrooms and three bathrooms, a large eat-in kitchen, and a living area complete with a wood-burning stove. The property also includes an 880- sf pool house which offers a great flex space for entertaining and guests. While the home requires some repairs, it represents a rare opportunity to own a property of this caliber at an excellent price. Call today to schedule your private tour.

3. 2026-03-10
   historical
4. 2026-03-06
   listed $188,000 Active 719-char remark

   Show marketing remark (719 chars)

   This spacious 1929 farmhouse, situated on nearly two acres in Industrial ISD, offers exceptional potential to become your dream home. Located in Inez, Texas, the property is nestled on 1.843 acres featuring mature trees, a four-car detached carport, an in-ground pool, and a hot tub. The 1,959- square foot residence includes three bedrooms and three bathrooms, a large eat-in kitchen, and a living area complete with a wood-burning stove. The property also includes an 880- sf pool house which offers a great flex space for entertaining and guests. While the home requires some repairs, it represents a rare opportunity to own a property of this caliber at an excellent price. Call today to schedule your private tour.

5. 2026-01-29
   listed $188,000 Active
6. 2020-11-30
   soldstatus
7. 2009-08-20
   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: $3,703 · $309/mo
• Projected year-2 tax: $3,703 · $309/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $32,404
• − Mortgage interest: −$10,531
• − Property taxes: −$3,703
• − Insurance: −$940
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,469
• Taxable income: $6,577
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $7,548/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: Industrial ISD
• NCES district ID: 4824150
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 59% ▲ 1.00%
• Median HH income: $64,995
• Composite: 51.69/100
• National rank: #1693
• State rank: #61 of 826 in TX

Livability — Inez

• Score: 72/100
• State rank: #262
• US rank: #6180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inez, TX
• City population: 3,022
• Population (ZIP): 3,022

Population outlook (Victoria County) Hauer SSP2

• Today (2025): 106,119 people
• By 2030: 113,161 · +6.6%
• By 2040: 127,402 · +20.1%
• By 2050: 141,953 · +33.8%
• By 2075: 179,410 · +69.1%
• By 2100: 200,127 · +88.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 7%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 2%

Political lean MEDSL · Victoria

• 2024 margin: Solid R (+42.6) · D 28.4% · R 71.0%
• 2008→2024 swing: -9.0pp toward R · 2008: -33.6pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+38.0 2016: R+40.0 2012: R+37.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.66%
• Current HPI: 144.3982
• 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

+0.0% since first listed

7 events — show timeline

• 2026-03-25 Relisted — CTXMLS
• 2026-03-18 Contingent — CTXMLS
• 2026-03-10 Listing Removed — CTXMLS
• 2026-03-06 Listed $188,000 CTXMLS
• 2026-01-29 Listed $188,000 CTXMLS
• 2020-11-30 Sold (Public Records) — Public Records
• 2009-08-20 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,703 · -11.3% YoY. Source: county tax records.