835 W Long St · Stephenville, TX 76401

$169,900

2 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 2 Days on market

Built 1930 7,275 sqft lot Est $261k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING VICTORIAN HOME W/ HARDWOOD FLOORS. CENTRAL HEAT & AIR. JUST THE RIGHT SIZE BREAKFAST NOOK IN KITCHEN & HAS BAY WINDOW EFFECT. NICE BACK YARD W/ LARGE TREES. SPACIOUS HOME. GARAGE APT. W/ SEPARATE KITCHEN (EFF. APT. ). WASHER/DRYER HOOK-UPS DOWNSTAIRS FOR THE APT.

Key facts

• Flexible floor plan
• Separate dining room
• Convenient location

Tags

• DETACHED STUDIO APARTMENT
• FLEXIBLE FLOOR PLAN
• SEPARATE DINING ROOM
• DETACHED COVERED PARKING
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces; Additional parking available; No garage spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Not attached to another property; Built in 1930; One story
• Construction: Siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Patio; Chain link fencing; Few trees; Large backyard with grass; Interior lot; Guest house (accessory unit approx. 400 sq ft)

Interior

• Kitchen: Eat-in kitchen with built-in cabinets and solid surface counters; Dishwasher; Gas range; Refrigerator
• Bedrooms: Primary bedroom on level 1 (14 x 14); Second bedroom on level 1 (13 x 11)
• Flooring: Wood flooring; Other flooring types
• Bathrooms: One full bathroom (level 1) with built-in cabinets and medicine cabinet
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Built-in features; Eat-in kitchen; Natural woodwork; Window coverings; One level; 8 total rooms; 1 living area; 2 dining areas
• Laundry & utility: Laundry room on level 1; Full-size washer/dryer area; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $29 ($349/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 $154k (9.4% below list).
• Recommended offer: $154k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.2% in Stephenville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#124 in TX, #3,840 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F, employment D-.
• Stephenville ISD (town): math 53% / reading 48% proficiency, ranked #191 of 826 in TX (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central El (422 students, 64% FRL); Henderson J H (math 60% / reading 50%, grade B-, #248 of 1,662 statewide, top 15%, 551 students, 48% FRL); Stephenville H S (math 45% / reading 56%, grade D+, #492 of 1,632 statewide, top 30%, 1,127 students, 45% FRL).
• Market conditions: Rents flat; 384 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 110 units permitted in Erath County in 2024 (61 in 5+ unit buildings).
• This rent runs 30% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Erath County population projected at +55% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago 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 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,007 (9.4% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $261,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 S Columbia St	0.31mi	2/1.0	1,310 (-9%)	2mo	$499,900	$382	68
1043 W Green St	0.30mi	3/2.0 (+1)	1,484 (+3%)	6mo	$375,000	$253	67
608 N Belknap Ave	0.52mi	2/2.0	1,304 (-10%)	2mo	$320,000	$245	54
819 Paddock St	0.62mi	3/2.0 (+1)	1,372 (-5%)	2mo	$189,000	$138	53
625 S Lillian St	0.62mi	2/2.0	1,346 (-7%)	5mo	$222,000	$165	52
835 W Vanderbilt St	0.42mi	3/1.5 (+1)	1,268 (-12%)	5mo	$125,000	$99	49
960 N Stephen Ave	0.70mi	3/2.0 (+1)	1,366 (-5%)	1mo	$249,000	$182	49
265 W Shirley St	0.69mi	3/1.0 (+1)	1,296 (-10%)	1mo	$157,000	$121	45
1211 W Cage St	0.43mi	3/2.0 (+1)	1,240 (-14%)	3mo	$225,000	$181	45
210 W Frey St	0.73mi	3/2.0 (+1)	1,359 (-6%)	3mo	$195,500	$144	45
695 S Lillian St	0.63mi	3/2.0 (+1)	1,304 (-10%)	5mo	$200,000	$153	41
955 N Mccart St	0.70mi	3/2.0 (+1)	1,544 (+7%)	7mo	$337,500	$219	41

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 · 0.07% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.37×
• Total profit: $-30,061
• Equity at exit: $25,333

10-year hold

• IRR: -18.2%
• Equity multiple: 0.14×
• Total profit: $-40,737
• Equity at exit: $14,690

Cash invested: $47,572 (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 76401

• Rents YoY: 0.1%
• Active inventory: 384
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$891
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $29

Break-even live

Break-even rent $1,503

Max offer price $169,900

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $77	+0% $29	+5% $-19	+10% $-67
Rent	-10% $-93	-5% $-32	+0% $29	+5% $90	+10% $151
Rate	-1.0pp $115	-0.5pp $72	base $29	+0.5pp $-15	+1.0pp $-60

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	45d	1	0.30mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	45d	1	0.34mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	45d	1	0.35mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	45d	1	0.39mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	45d	1	0.43mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	45d	1	0.46mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	45d	1	0.50mi
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	45d	1	0.59mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	45d	1	0.63mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	45d	19	0.68mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	45d	1	0.70mi
794 W Pecan St Unit 101 Stephenville, TX	3.0	2.5	1540	$2,200	$1.43	45d	1	0.74mi
508 Galt Dr Stephenville, TX	3.0	2.5	1544	$2,200	$1.42	45d	1	0.86mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	45d	1	1.08mi

Listing history 3 events

1. 2026-06-14
   statusdays on market $169,900 Pending 2 DOM
2. 2026-06-12
   remarks 658-char remark
3. 2026-06-12
   listed $169,900 Active 1 DOM

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$399/yr (+$33/mo · 14.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,481
• − Mortgage interest: −$9,517
• − Property taxes: −$2,710
• − Insurance: −$850
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,943
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $947/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: Stephenville ISD
• NCES district ID: 4841520
• Math proficiency: 53% ▼ -1.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $39,565
• Composite: 42.23/100
• National rank: #3283
• State rank: #191 of 826 in TX

Livability — Stephenville

• Score: 75/100
• State rank: #124
• US rank: #3840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stephenville, TX
• County: Erath County · 31,375 people
• City population: 31,375
• Metro: Stephenville, TX
• Population (ZIP): 31,375
• Household income: $61,210
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1758.0

Population outlook (Erath County) Hauer SSP2

• Today (2025): 50,437 people
• By 2030: 55,510 · +10.1%
• By 2040: 66,379 · +31.6%
• By 2050: 77,981 · +54.6%
• By 2075: 109,727 · +117.6%
• By 2100: 132,574 · +162.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 18% Two or more races 8% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 10% Chinese 1%

Political lean MEDSL · Erath

• 2024 margin: Solid R (+68.0) · D 15.7% · R 83.7%
• 2008→2024 swing: -13.5pp toward R · 2008: -54.5pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+63.9 2016: R+65.5 2012: R+67.1 2008: R+54.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.71%
• Current HPI: 234.4986
• Rent YoY: ▲ 0.07%
• Metro: Stephenville, TX
• 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

+122.1% since first listed

9 events — show timeline

• 2026-06-11 Listed $169,900 NTREIS
• 2005-01-28 Sold (MLS) — NTREIS
• 2005-01-25 Sold (Public Records) — Public Records
• 2004-12-29 Listing Removed — NTREIS
• 2004-09-14 Listed $76,500 NTREIS
• 2001-07-27 Sold (Public Records) — Public Records
• 2001-01-19 Sold (Public Records) — Public Records
• 2000-04-11 Sold (Public Records) — Public Records
• 1996-07-23 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,710 · -3.8% YoY. Source: county tax records.