325 Stewart Ave · Stinnett, TX 79083

$100,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 6 Days on market

Built 1950 6,000 sqft lot

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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).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +5.6/10.0
• 1% rule +5.2/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,000 sq ft lot
• Built 1950
• Listed 6 days

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Lot approximately 50 x 120; Zoned 7000

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 ($691 loan paydown + $1k appreciation (1.3% local appreciation)).
• At projected returns (1.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1950 — 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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.1

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: 7.1%
• Equity multiple: 1.37×
• Total profit: $10,222
• Equity at exit: $35,474

10-year hold

• IRR: 11.0%
• Equity multiple: 2.37×
• Total profit: $38,434
• Equity at exit: $48,191

Cash invested: $28,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,024 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,577/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $111

Break-even live

Break-even rent $883

Max offer price $100,000

Occupancy floor 84%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-07
   status Pending 77-char remark
2. 2026-05-01
   listed $100,000 Active 77-char remark
3. 2024-04-23
   soldstatus
4. 2024-03-26
   historical Active Under Contract
5. 2024-03-26
   listed $75,000 Active
6. 2024-03-12
   price $75,000
7. 2024-02-25
   price $85,000
8. 2024-02-16
   price $95,000
9. 2024-02-16
   price $97,000
10. 2024-02-02
    price $100,000
11. 2016-06-20
    soldstatus
12. 2016-06-17
    soldstatus
13. 2016-04-18
    listed $37,500
14. 2015-04-20
    soldstatus
15. 1996-07-10
    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: $1,577 · $131/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$253/yr (+$21/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,282
• − Mortgage interest: −$5,602
• − Property taxes: −$1,577
• − Insurance: −$500
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,909
• Taxable loss: −$270
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,398/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: 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

+166.7% since first listed

15 events — show timeline

• 2026-05-07 Pending — AARMLS
• 2026-05-01 Listed $100,000 AARMLS
• 2024-04-23 Sold (Public Records) — Public Records
• 2024-03-26 Contingent — AARMLS
• 2024-03-26 Listed $75,000 AARMLS
• 2024-03-12 Price Changed $75,000 AARMLS
• 2024-02-25 Price Changed $85,000 AARMLS
• 2024-02-16 Price Changed $95,000 AARMLS
• 2024-02-16 Price Changed $97,000 AARMLS
• 2024-02-02 Price Changed $100,000 AARMLS
• 2016-06-20 Sold (Public Records) — Public Records
• 2016-06-17 Sold (MLS) — AARMLS
• 2016-04-18 Listed $37,500 AARMLS
• 2015-04-20 Sold (Public Records) — Public Records
• 1996-07-10 Sold (Public Records) — Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,577 · +14.5% YoY. Source: county tax records.