1015 Symonds Pl · Stamford, TX 79553

$67,500

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 59 Days on market

Built 1935 9,235 sqft lot $41/sqft · 44% below area Est $121k · 44% under ↓ 7% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 2-bath home offers a functional layout and a solid foundation for a flip, rental property, or long-term hold, while still appealing to those looking for a place to call home. The property features a ramped entrance for easy accessibility, adding versatility and increasing its appeal for a wider range of occupants or tenants. With the right updates and vision, this home has the potential to deliver strong returns and long-term value. Even better, seller financing is available, creating a rare chance to secure a property with flexible purchasing options, fewer barriers to entry, and faster closing potential. Whether you're expanding your investment portfolio or searching for a budget-friendly home with upside, this value-add property in Stamford offers opportunity you don’t want to miss.

Key facts

• Ramped entrance
• Value-add property
• Functional layout

Tags

• RAMPED ENTRANCE
• FUNCTIONAL LAYOUT
• VALUE-ADD PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $65k (3.0% 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 $504 of equity ($467 loan paydown + $37 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.87% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 4.5

CMA / ARV

• ARV (median comp): $120,867
• List price: $67,500
• Delta: -44.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Symonds Pl	0.06mi	3/2.0	1,644 (-1%)	19mo	$7,900	$5	80
1113 Wells St E	0.20mi	3/2.0	1,596 (-4%)	6mo	$89,500	$56	79
1001 E Wells St	0.16mi	4/2.0 (+1)	1,768 (+6%)	3mo	$230,000	$130	74
1104 E Vanderbilt	0.18mi	3/2.0	1,568 (-6%)	16mo	$99,000	$63	69
912 S Anson St	0.73mi	3/2.0	1,600 (-4%)	1mo	$179,900	$112	59
1217 Wesleyan St	0.36mi	3/2.0	1,466 (-12%)	11mo	$59,500	$41	55
1002 Maple St	0.31mi	4/2.5 (+1)	1,900 (+14%)	5mo	$209,000	$110	51
1212 Compton St	0.30mi	3/2.0	1,872 (+13%)	18mo	$169,900	$91	50
514 E Mcharg St	0.60mi	3/1.5	1,722 (+4%)	17mo	$125,000	$73	50
206 Spoon Dr	0.61mi	3/2.0	1,891 (+14%)	3mo	$229,900	$122	46

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: 25.2%
• Equity multiple: 2.23×
• Total profit: $23,172
• Equity at exit: $19,787

10-year hold

• IRR: 29.1%
• Equity multiple: 4.26×
• Total profit: $61,675
• Equity at exit: $23,935

Cash invested: $18,900 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $390

Break-even live

Break-even rent $767

Max offer price $67,500

Occupancy floor 64%

Sensitivity live

Price	-10% $429	-5% $410	+0% $390	+5% $371	+10% $352
Rent	-10% $291	-5% $341	+0% $390	+5% $440	+10% $490
Rate	-1.0pp $424	-0.5pp $408	base $390	+0.5pp $373	+1.0pp $355

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $67,500 Active 59 DOM
2. 2026-06-16
   days on market $67,500 Active 58 DOM
3. 2026-06-15
   days on market $67,500 Active 57 DOM
4. 2026-06-15
   days on market $67,500 Active 56 DOM
5. 2026-06-13
   days on market $67,500 Active 55 DOM
6. 2026-06-12
   days on market $67,500 Active 54 DOM
7. 2026-06-09
   days on market $67,500 Active 51 DOM
8. 2026-06-08
   days on market $67,500 Active 50 DOM
9. 2026-06-08
   days on market $67,500 Active 49 DOM
10. 2026-06-07
    days on market $67,500 Active 48 DOM
11. 2026-06-03
    days on market $67,500 Active 45 DOM
12. 2026-06-02
    days on market $67,500 Active 44 DOM
13. 2026-06-01
    days on market $67,500 Active 43 DOM
14. 2026-05-31
    days on market $67,500 Active 42 DOM
15. 2026-05-05
    price $67,500 818-char remark

    Show marketing remark (818 chars)

    This 3-bedroom, 2-bath home offers a functional layout and a solid foundation for a flip, rental property, or long-term hold, while still appealing to those looking for a place to call home. The property features a ramped entrance for easy accessibility, adding versatility and increasing its appeal for a wider range of occupants or tenants. With the right updates and vision, this home has the potential to deliver strong returns and long-term value. Even better, seller financing is available, creating a rare chance to secure a property with flexible purchasing options, fewer barriers to entry, and faster closing potential. Whether you're expanding your investment portfolio or searching for a budget-friendly home with upside, this value-add property in Stamford offers opportunity you don’t want to miss.

16. 2026-04-19
    listed $72,500 Active 818-char remark

    Show marketing remark (818 chars)

    This 3-bedroom, 2-bath home offers a functional layout and a solid foundation for a flip, rental property, or long-term hold, while still appealing to those looking for a place to call home. The property features a ramped entrance for easy accessibility, adding versatility and increasing its appeal for a wider range of occupants or tenants. With the right updates and vision, this home has the potential to deliver strong returns and long-term value. Even better, seller financing is available, creating a rare chance to secure a property with flexible purchasing options, fewer barriers to entry, and faster closing potential. Whether you're expanding your investment portfolio or searching for a budget-friendly home with upside, this value-add property in Stamford offers opportunity you don’t want to miss.

17. 1994-02-10
    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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $15,130
• − Mortgage interest: −$3,781
• − Property taxes: −$2,683
• − Insurance: −$338
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,964
• Taxable income: $3,945
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $3,738/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

-6.9% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $67,500 NTREIS
• 2026-04-19 Listed $72,500 NTREIS
• 1994-02-10 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,683 · +24.7% YoY. Source: county tax records.