2599 County Road 4771 · Sulphur Springs, TX 75482

$52,000

1 bd · 1.0 ba · 1,004 sqft · Other public records · 35 Days on market

Built 1930 1.00 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for investors, builders, or buyers looking for a one-acre corner tract with outstanding accessibility and frontage on both County Road 4771 and FM Highway 19. With utilities already in place—including an existing water meter and electricity connected—this property is well positioned for future improvement, redevelopment, or a new homesite. While a residence currently exists on the property, the value is primarily in the land and location. The home will require repairs and is not being assigned a contributory value, creating flexibility for buyers seeking a project property or build-ready site with infrastructure already established. Situated in North Hopkin

Key facts

• Existing water meter
• 1 acre lot
• Built 1930

Tags

• ONE ACRE CORNER TRACT
• FRONTAGE ON COUNTY ROAD 4771
• FRONTAGE ON FM HIGHWAY 19
• UTILITIES ALREADY IN PLACE
• EXISTING WATER METER
• ELECTRICITY CONNECTED

Property features AI

Finance

• Other: Corner parcel of approximately 1.00 acre; No known restrictions; Listing is Active Under Contract
• Financial info: Treated as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Open parking
• Security: No smart home/security features listed
• Utilities: Co-op water available; Electricity available; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1930; Not attached to another property; No known accessibility features
• Construction: Preowned construction (built 1930)
• Exterior features: Corner lot

Interior

• Kitchen: Other appliances
• Bedrooms: Primary bedroom (1st level) approximately 12 x 12
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Two total rooms; One living area; One level (single-story); Other interior features
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 4.3% in Sulphur Springs — 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 70/100 on livability (#350 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• North Hopkins ISD (rural): math 44% / reading 49% proficiency, ranked #245 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Hopkins El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 289 students, 58% FRL).
• Market conditions: 378 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 2.33% ✓
• Cap rate: 20.61%
• Cash-on-cash: 51.15%
• DSCR: 3.28
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 49.0%
• Equity multiple: 3.14×
• Total profit: $31,106
• Equity at exit: $7,753

10-year hold

• IRR: 54.5%
• Equity multiple: 6.36×
• Total profit: $78,005
• Equity at exit: $4,496

Cash invested: $14,560 (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 75482

• Active inventory: 378
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $621

Break-even live

Break-even rent $429

Max offer price $52,000

Occupancy floor 44%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending
2. 2026-04-27
   historical Active Option Contract
3. 2026-04-02
   listed $52,000 Active
4. 2025-04-21
   soldstatus
5. 2025-04-21
   soldstatus
6. 2025-04-21
   soldstatus
7. 2012-11-05
   soldstatus
8. 2007-06-07
   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: $530 · $44/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$421/yr (+$35/mo · 79.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,569
• − Mortgage interest: −$2,913
• − Property taxes: −$530
• − Insurance: −$260
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$1,513
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,762/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: North Hopkins ISD
• NCES district ID: 4832970
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $48,616
• Composite: 39.74/100
• National rank: #3895
• State rank: #245 of 826 in TX

Livability — Sulphur Springs

• Score: 70/100
• State rank: #350
• US rank: #7665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hopkins County · 26,483 people
• City population: 26,483
• Metro: Sulphur Springs, TX
• Population (ZIP): 26,483
• Household income: $69,970
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 543.0

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.79%
• Current HPI: 156.0526
• Rent YoY: —
• Metro: Sulphur Springs, 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

8 events — show timeline

• 2026-05-07 Pending — NTREIS
• 2026-04-27 Contingent — NTREIS
• 2026-04-02 Listed $52,000 NTREIS
• 2025-04-21 Sold (Public Records) — Public Records
• 2025-04-21 Sold (Public Records) — Public Records
• 2025-04-21 Sold (Public Records) — Public Records
• 2012-11-05 Sold (Public Records) — Public Records
• 2007-06-07 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $530 · +2.1% YoY. Source: county tax records.