425 Main St · Stinnett, TX 79083

$124,990

6 bd · 3.0 ba · 1,914 sqft · MultiFamily · 68 Days on market

Built 1950 Fair condition 9,375 sqft lot

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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 +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

An outstanding opportunity for investors seeking both immediate income and long-term potential! Located in Hutchinson County, with convenient access to the county seat of Stinnett, this versatile duplex is designed to maximize returns while offering flexibility for future growth. The property features two well-laid-out units, including a 1-bedroom, 1 bath, and a 2-bedroom, 1.5 bath, allowing you to appeal to a wide range of tenants. With all-electric utilities and durable tiled flooring throughout, maintenance is simple and cost-effective--ideal for keeping expenses low and efficiency high. A standout feature is the additional back unit, offering endless possibilities. Whether utilized as a wash house, game room, coffee shop, or storage space, this extra area creates opportunities for added value or supplemental income streams. The side patio enhances the overall appeal, providing a welcoming outdoor space tenants will enjoy. Positioned near Lake Meredith and major employers such as Phillips 66 and Chevron Phillips Chemical, this location supports strong rental demand. Plus, with a short drive to Guymon casino for additional entertainment and amenities, the property offers a well-rounded lifestyle that attracts and retains tenants. Whether you're expanding your portfolio or stepping into your next investment, this duplex offers the kind of versatility, location, and income potential that makes for a smart, strategic purchase.

Key facts

• Near major employers
• Near lake meredith
• Additional back unit

Tags

• ADDITIONAL BACK UNIT
• SIDE PATIO
• NEAR LAKE MEREDITH
• NEAR MAJOR EMPLOYERS

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1.5ba units multifamily listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#556 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment C-, amenities F.
• Plemons-Stinnett-Phillips CISD (rural): math 38% / reading 44% proficiency, ranked #377 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 2 units permitted in Hutchinson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($864 loan paydown + $2k appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,490 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.49%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.04×
• Total profit: $36,417
• Equity at exit: $44,338

10-year hold

• IRR: 22.9%
• Equity multiple: 3.83×
• Total profit: $99,070
• Equity at exit: $60,234

Cash invested: $34,997 (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 79083

• Home prices YoY: 1.1%
• Active inventory: 14
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $510

Break-even live

Break-even rent $1,093

Max offer price $124,990

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$866
1× unit	2	1.5	$873
Total (2 units)			$1,739

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: $31,248
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $124,990 Active 68 DOM
2. 2026-06-17
   days on market $124,990 Active 67 DOM
3. 2026-06-16
   days on market $124,990 Active 66 DOM
4. 2026-06-15
   days on market $124,990 Active 65 DOM
5. 2026-06-15
   days on market $124,990 Active 64 DOM
6. 2026-06-13
   days on market $124,990 Active 63 DOM
7. 2026-06-12
   days on market $124,990 Active 62 DOM
8. 2026-06-09
   days on market $124,990 Active 59 DOM
9. 2026-06-08
   days on market $124,990 Active 58 DOM
10. 2026-06-08
    days on market $124,990 Active 57 DOM
11. 2026-06-05
    days on market $124,990 Active 55 DOM
12. 2026-06-03
    days on market $124,990 Active 53 DOM
13. 2026-06-02
    days on market $124,990 Active 52 DOM
14. 2026-06-01
    days on market $124,990 Active 51 DOM
15. 2026-05-31
    price $124,990 Active 50 DOM
16. 2026-05-31
    days on market $143,550 Active 50 DOM
17. 2026-04-11
    listed $143,550 Active 1449-char remark

    Show marketing remark (1449 chars)

    An outstanding opportunity for investors seeking both immediate income and long-term potential! Located in Hutchinson County, with convenient access to the county seat of Stinnett, this versatile duplex is designed to maximize returns while offering flexibility for future growth. The property features two well-laid-out units, including a 1-bedroom, 1 bath, and a 2-bedroom, 1.5 bath, allowing you to appeal to a wide range of tenants. With all-electric utilities and durable tiled flooring throughout, maintenance is simple and cost-effective--ideal for keeping expenses low and efficiency high. A standout feature is the additional back unit, offering endless possibilities. Whether utilized as a wash house, game room, coffee shop, or storage space, this extra area creates opportunities for added value or supplemental income streams. The side patio enhances the overall appeal, providing a welcoming outdoor space tenants will enjoy. Positioned near Lake Meredith and major employers such as Phillips 66 and Chevron Phillips Chemical, this location supports strong rental demand. Plus, with a short drive to Guymon casino for additional entertainment and amenities, the property offers a well-rounded lifestyle that attracts and retains tenants. Whether you're expanding your portfolio or stepping into your next investment, this duplex offers the kind of versatility, location, and income potential that makes for a smart, strategic purchase.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,868
• − Mortgage interest: −$7,001
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$3,636
• Taxable income: $4,392
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $5,066/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. Painting, landscaping, and kitchen/bathroom updates would significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition, but some may need touch-up paint.
• Minor Bathroom fixtures — The fixtures appear to be in good condition, but some may need cleaning or touch-up paint.
• Minor Exterior paint — The exterior appears to be in good condition, but some may need touch-up paint.
• Minor Landscaping — The landscaping appears to be in good condition, but some may need trimming or additional plants.

Value-add opportunities

• Both Painting the exterior and interior — Painting can significantly improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Landscaping improvements — Landscaping can enhance the curb appeal and make the property more inviting, attracting more potential buyers and renters.
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can improve the functionality and aesthetics of the property, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in good condition, but some may need touch-up paint.	Minor	$500–3,000
Bathroom fixtures · The fixtures appear to be in good condition, but some may need cleaning or touch-up paint.	Minor	$500–3,000
Exterior paint · The exterior appears to be in good condition, but some may need touch-up paint.	Minor	$500–3,000
Landscaping · The landscaping appears to be in good condition, but some may need trimming or additional plants.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting the exterior and interior — Painting can significantly improve the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Landscaping can enhance the curb appeal and make the property more inviting, attracting more potential buyers and renters. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can improve the functionality and aesthetics of the property, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Plemons-Stinnett-Phillips CISD
• NCES district ID: 4841580
• Math proficiency: 38% ▼ -15.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $46,689
• Composite: 34.99/100
• National rank: #5053
• State rank: #377 of 826 in TX

Livability — Stinnett

• Score: 67/100
• State rank: #556
• US rank: #10725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stinnett, TX
• Population (ZIP): 1,776

Population outlook (Hutchinson County) Hauer SSP2

• Today (2025): 21,274 people
• By 2030: 21,089 · -0.9%
• By 2040: 20,938 · -1.6%
• By 2050: 20,999 · -1.3%
• By 2075: 21,433 · +0.7%
• By 2100: 21,243 · -0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 16% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hutchinson

• 2024 margin: Solid R (+77.2) · D 11.1% · R 88.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -68.9pp · 2024: -77.2pp
• All cycles: 2024: R+77.2 2020: R+76.6 2016: R+76.1 2012: R+72.7 2008: R+68.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 115.2223
• 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

1 event — show timeline

• 2026-04-11 Listed $143,550 AARMLS