431 W Collins St · Stephenville, TX 76401

$98,500

2 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 2 Days on market

Built 1950 5,663 sqft lot Est $194k · 49% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a spacious corner lot with mature shade trees, this charming 2-bedroom, 1-bath wood frame home offers comfort, convenience, and a prime location near Tarleton State University. Inside, you’ll find a welcoming layout featuring an eat-in kitchen with a center island, ideal for casual dining and entertaining. The home has high-speed internet available, making it perfect for students, professionals, or remote work. Hardwood floors can be seen in one of the bedroom closets and may be under the carpet in both bedrooms. This home is a perfect opportunity for a rental investment. Practical updates and amenities include an electric range, refrigerator, gas water heater, and a full-s

Key facts

• High-speed internet
• Eat-in kitchen
• Mature shade trees

Tags

• CORNER LOT
• MATURE SHADE TREES
• EAT-IN KITCHEN
• CENTER ISLAND
• HIGH-SPEED INTERNET
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Accepts cash and conventional financing; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Attached garage (1-car) with 2-car single door configuration; Garage faces side; Covered parking (1); On-street parking available; Carport spaces: 0; Garage dimensions approximately 13' wide by 21' deep; Kitchen-level garage entry
• Utilities: City water with individual water meter; City sewer; Electricity connected; Curbs
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1950 (preowned); Wood construction; Composition roof
• Exterior features: Front porch; Corner lot with few trees; No fencing

Interior

• Kitchen: Electric range; Refrigerator; Eat-in layout with kitchen island and built-in cabinets; Room for freezer
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom (main level) with built-in cabinets, linen closet and medicine cabinet
• Heating & cooling: Window unit(s) cooling; Gas water heater
• Interior features: Eat-in kitchen with a kitchen island; High-speed internet available; 6 total rooms; 1 living area; 1 dining area; Kitchen island; Built-in cabinets in kitchen and bath; Linen closet and medicine cabinet in bathroom
• Laundry & utility: Full-size washer/dryer area; Washer hookup and electric dryer hookup; Separate utility room with space for freezer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 10.5% vs local median 2.3% 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: Hook El (math 61% / reading 46%, grade C, #686 of 4,322 statewide, top 16%, 569 students, 53% 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; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1950 — 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 $98,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $193,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W Collins St	0.00mi	2/1.0	1,106 (0%)	1mo	$98,500	$89	100
662 N Barton St	0.07mi	2/2.0	1,052 (-5%)	1mo	$193,000	$183	84
990 N Paddock St	0.22mi	2/1.0	1,052 (-5%)	0mo	$199,500	$190	81
859 N Belknap St	0.19mi	2/1.0	1,168 (+6%)	1mo	$199,000	$170	81
950 N Mccart St	0.29mi	2/1.0	1,043 (-6%)	5mo	$220,000	$211	73
965 N Stephens Ave	0.31mi	2/1.0	986 (-11%)	2mo	$199,500	$202	66
863 N Clinton	0.34mi	2/1.0	988 (-11%)	1mo	$190,000	$192	66
1175 N Paddock St	0.28mi	2/1.0	1,256 (+14%)	1mo	$215,000	$171	63
1075 W Pecan St	0.50mi	2/1.5	1,156 (+4%)	8mo	$149,500	$129	60
832 W Long St	0.58mi	2/1.0	1,146 (+4%)	8mo	$200,000	$175	60
835 W Vanderbilt St	0.24mi	3/1.5 (+1)	1,268 (+15%)	5mo	$125,000	$99	53
557 W College St	0.42mi	2/2.0	1,240 (+12%)	9mo	$208,900	$168	49

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,974
• Equity at exit: $14,687

10-year hold

• IRR: 8.1%
• Equity multiple: 1.53×
• Total profit: $14,589
• Equity at exit: $8,516

Cash invested: $27,580 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$517
• Tax from tax record: −$213 /mo · $2,561/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $344

Break-even live

Break-even rent $976

Max offer price $98,500

Occupancy floor 71%

Sensitivity live

Price	-10% $400	-5% $372	+0% $344	+5% $316	+10% $288
Rent	-10% $232	-5% $288	+0% $344	+5% $400	+10% $455
Rate	-1.0pp $393	-0.5pp $369	base $344	+0.5pp $318	+1.0pp $292

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
791 N Clinton St Stephenville, TX	2.0	1.5	1160	$1,800	$1.55	46d	1	0.34mi
731 W Walnut St Stephenville, TX	2.0	1.0	828	$1,100	$1.33	46d	1	0.36mi
1391 N Race Unit C Stephenville, TX	2.0	2.0	800	$1,000	$1.25	46d	1	0.38mi
1026 W Tarleton St Apt 102 Stephenville, TX	2.0	2.0	1000	$1,500	$1.50	46d	1	0.45mi
1713 Bingham St Stephenville, TX	3.0	1.0	1218	$1,750	$1.44	46d	1	0.64mi
290 S McIlhaney St Unit 1102 Stephenville, TX	3.0	3.0	1223	$775	$0.63	46d	1	0.73mi
1361 W McNeill St Stephenville, TX	3.0	1.0	1200	$1,495	$1.25	46d	1	0.82mi
504 S 1st Ave Unit 1 Stephenville, TX	3.0	1.5	1100	$1,250	$1.14	46d	1	0.83mi
1435 W McNeill St Stephenville, TX	2.0	1.0	1120	$1,500	$1.34	46d	1	0.85mi
1321 W Swan St Stephenville, TX	2.0	2.0	1000	$1,100	$1.10	46d	1	0.88mi
561 S Second Ave Stephenville, TX	3.0	3.0	1500	$750	$0.50	46d	1	0.88mi
1000 E Lingleville Rd Stephenville, TX	1.0–2.0	1.0–1.5	776	$1,378	$1.77	46d	1	1.06mi
402 Garrett Ct Stephenville, TX	3.0	3.0	1300	$750	$0.58	46d	1	1.09mi
701 S Lillian St Stephenville, TX	3.0	3.0	1375	$695	$0.51	46d	1	1.12mi
949 S Lillian St Stephenville, TX	1.0–2.0	1.0–1.5	709	$952	$1.34	46d	19	1.20mi
1801 W Lingleville Rd Stephenville, TX	1.0	1.0	748	$990	$1.32	46d	1	1.27mi

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-17
   listed $98,500 Active
3. 2000-02-07
   soldstatus
4. 2000-02-07
   soldstatus
5. 1989-06-09
   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: $2,561 · $213/mo
• Projected year-2 tax: $2,561 · $213/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 7/10 Severe
• 🌡 Heat 7/10 Severe 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: $16,935
• − Mortgage interest: −$5,518
• − Property taxes: −$2,561
• − Insurance: −$492
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,865
• Taxable income: $2,789
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,457/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

5 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-17 Listed $98,500 NTREIS
• 2000-02-07 Sold (Public Records) — Public Records
• 2000-02-07 Sold (Public Records) — Public Records
• 1989-06-09 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,561 · -0.7% YoY. Source: county tax records.