1) Stephenville Student Housing Quad Near Tarleton State – $650k
Asset Quality B | Neighborhood Quality B | Year Built 2008
$5600 per month in rent with 100% occupancy just three blocks from Tarleton State University. This is a well-maintained quad with four 2 bed, 2 bath units, dedicated tenant parking, and strong demand from a 21,000-student university market. The deal can be purchased individually or paired with 892 W Vanderbilt from the same seller for 8 units total, which gives investors a rare chance to buy turnkey student housing cash flow near campus. Verified P&L is available upon request.
852 W Vanderbilt Stephenville 76401
Sale Price | $ 650,000 | Cap Rate | 5.96% |
Cash Needed | $ 169,000 | Cash on Cash | 0.46% |
Monthly | Annual | ||
Income | $ 5,600 | $ 67,200 | |
Mortgage | 6.75% | $ 3,162 | $ 37,943 |
Tax | $ 1,083 | $ 13,000 | |
Insurance | $ 350 | $ 4,200 | |
Vacancy | $ 280 | $ 3,360 | |
Mgmt | $ 392 | $ 4,704 | |
Utilities | $ - | $ - | |
Landscape | $ 100 | $ 1,200 | |
Repairs | $ 168 | $ 2,016 | |
HOA | $ - | $ - | |
NOI | $ 3,227 | $ 38,720 | |
Cashflow | $ 65 | $ 777 |
2) Dallas Pair of Duplexes Exceeding the 1% Rule – $650k
Asset Quality B | Neighborhood Quality B | Year Built 1943
$7100 per month in rent across four fully occupied units puts this pair of Dallas duplexes comfortably above the 1% rule. Each unit is 2 bed, 1 bath, roughly 900 sqft, fully remodeled in 2021, and leased to long-term tenants averaging $1775 per door. The buildings sit on two separate lots near Downtown Dallas, Bishop Arts, Deep Ellum, Lower Greenville, Fair Park, and the Dallas Zoo, which helps support low vacancy and steady tenant demand. Seller prefers one buyer for both duplexes, but I think we can negotiate around $650k for the pair or $335k individually.
2250/2254 Areba St Dallas 75203
Sale Price | $ 650,000 | Cap Rate | 7.74% |
Cash Needed | $ 169,000 | Cash on Cash | 7.30% |
Monthly | Annual | ||
Income | $ 7,100 | $ 85,200 | |
Mortgage | 6.75% | $ 3,162 | $ 37,943 |
Tax | $ 1,083 | $ 13,000 | |
Insurance | $ 412 | $ 4,940 | |
Vacancy | $ 355 | $ 4,260 | |
Mgmt | $ 497 | $ 5,964 | |
Utilities | $ 250 | $ 3,000 | |
Landscape | $ 100 | $ 1,200 | |
Repairs | $ 213 | $ 2,556 | |
HOA | $ - | $ - | |
NOI | $ 4,190 | $ 50,280 | |
Cashflow | $ 1,028 | $ 12,337 |
3) Baytown 4-Unit Cash Cow With $6550/mo Income – $450k Offer Target
Asset Quality B- | Neighborhood Quality C+ | Year Built 1938 / Remodeled 2026
$6550 per month in total income makes this one of the strongest cash-flowing small multifamily deals on the list. The property includes a 3 bed, 2 bath single-family home, a duplex with two 3 bed, 2 bath units, and a 1 bed, 1 bath garage apartment, all fully occupied with paying tenants. This one has had a messy sale and leasing history since 2023, so diligence matters, but it now appears to be in its best condition and the current rent roll is very strong. I would tread carefully but get aggressive, and I think an offer around $450k has a realistic chance of being considered (current asking is $550k).
2633 W Main St Baytown TX 77520
Sale Price | $ 450,000 | Cap Rate | 11.49% |
Cash Needed | $ 117,000 | Cash on Cash | 21.73% |
Monthly | Annual | ||
Income | $ 6,550 | $ 78,600 | |
Mortgage | 6.75% | $ 2,189 | $ 26,268 |
Tax | $ 750 | $ 9,000 | |
Insurance | $ 285 | $ 3,420 | |
Vacancy | $ 328 | $ 3,930 | |
Mgmt | $ 459 | $ 5,502 | |
Utilities | $ 125 | $ 1,500 | |
Landscape | $ 100 | $ 1,200 | |
Repairs | $ 197 | $ 2,358 | |
HOA | $ - | $ - | |
NOI | $ 4,308 | $ 51,690 | |
Cashflow | $ 2,118 | $ 25,422 |
4) Killeen Quadplex With Major Price Drop – $260k
Asset Quality C- | Neighborhood Quality C- | Year Built 1979
$3410 per month in current rent on a $260k asking price (previously listed $325k) gives this Killeen quad real cash-flow… Premium and Unicorn deals are reserved for readers with 3+ referrals. Share The Texas Deal List with a few investor friends to unlock the full list and see the best deals!
4) Killeen Quadplex With Major Price Drop – $260k
Asset Quality C/C- | Neighborhood Quality C/C- | Year Built 1979
$3410 per month in current rent on a $260k asking price gives this Killeen quad real cash-flow potential from day one. All four units are occupied, each unit is a large 3 bed, 1 bath, and all tenants are currently month-to-month, giving the next owner flexibility. The property needs updates, but tenants are happy with the current condition and the asset has a strong rental history. This was just reduced from $325k to $260k, and I realistically think an offer around $250k could get accepted. PS: ignore the caution tape on the unit front door.. it’s a Halloween decoration.
1105 Eastside Dr Killeen 76543
Considering an offer? Let’s talk next steps.