1212 Thompson St · Bridgeport, TX 76426

$150,000

3 bd · 1.0 ba · 2,376 sqft · MultiFamily · 108 Days on market

Built 2019 Good condition 0.31 ac lot $63/sqft · 55% below area ↓ 56% since listing

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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
• Appreciation +4.6/10.0
• Schools +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks

Charming Two-Home Property on One Lot! Discover a unique opportunity with this versatile property featuring two small homes on one lot. One of the homes was the first home ever built in Bridgeport. Both homes have renovations almost complete. The property is ideal for extended family living, rental income, or a private guest retreat. Each home offers its own kitchen, 3 bedrooms, 1 bathroom, living area, and private entrance. All nestled on a well-maintained lot with their own outdoor space. Conveniently located and walking distance near all the happenings on Halsell St. in Downtown Bridgeport. The property blends flexibility, comfort, and value.

Key facts

• Well-maintained lot
• Walking distance
• Outdoor space

Tags

• PRIVATE GUEST RETREAT
• WELL-MAINTAINED LOT
• OUTDOOR SPACE
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.5% in Bridgeport — 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 68/100 on livability (#472 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D+, amenities F, commute F.
• Bridgeport ISD (rural): math 41% / reading 41% proficiency, ranked #356 of 826 in TX (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridgeport El (523 students, 70% FRL); Bridgeport Middle (math 49% / reading 42%, grade D+, #470 of 1,662 statewide, top 29%, 455 students, 58% FRL); Bridgeport H S (math 42% / reading 47%, grade F, #652 of 1,632 statewide, top 43%, 633 students, 56% FRL).
• Market conditions: 482 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 460 units permitted in Wise County in 2024 (243 in 5+ unit buildings).
• This rent runs 39% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wise County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $250k (62%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.00% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 4.2

CMA / ARV

• ARV (median comp): $329,898
• List price: $150,000
• Delta: -54.53%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1212 Thompson St	0.00mi	3/1.0	2,376 (0%)	2mo	$150,000	$63	98
809 Cobb St	0.61mi	3/2.0	2,660 (+12%)	1mo	$560,500	$211	47
2015 Edgewood Dr	0.57mi	3/2.5	1,971 (-17%)	2mo	$330,000	$167	40
2202 Briarwood Dr	0.91mi	4/2.0 (+1)	1,909 (-20%)	0mo	$350,000	$183	31
235 Rainwater Ln	0.99mi	4/2.0 (+1)	1,827 (-23%)	0mo	$284,990	$156	31
1209 Butterfield St	0.79mi	4/2.0 (+1)	2,001 (-16%)	1mo	$325,000	$162	30
2108 Ridgewood Dr	0.84mi	4/2.0 (+1)	1,955 (-18%)	2mo	$339,000	$173	29
121 Mlm Pkwy	0.84mi	4/2.0 (+1)	2,026 (-15%)	3mo	$300,990	$149	29
129 Mlm Pkwy	0.84mi	4/2.0 (+1)	1,827 (-23%)	3mo	$305,855	$167	29
117 Tributary Ln	0.92mi	4/3.0 (+1)	2,037 (-14%)	1mo	$311,400	$153	27
15 Shady Creek Ln	0.78mi	4/3.0 (+1)	2,896 (+22%)	0mo	$524,999	$181	27
133 Mlm Pkwy	0.84mi	4/3.0 (+1)	2,037 (-14%)	3mo	$309,990	$152	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 2.55×
• Total profit: $65,012
• Equity at exit: $37,505

10-year hold

• IRR: 37.4%
• Equity multiple: 4.98×
• Total profit: $167,169
• Equity at exit: $40,500

Cash invested: $42,000 (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 76426

• Home prices YoY: -0.2%
• Active inventory: 482
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,994 high
• Mortgage (P&I): −$787
• Tax from tax record: −$339 /mo · $4,073/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,177

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,994
Total (2 units)			$2,994

Break-even live

Break-even rent $1,504

Max offer price $150,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,262	-5% $1,219	+0% $1,177	+5% $1,134	+10% $1,092
Rent	-10% $940	-5% $1,058	+0% $1,177	+5% $1,295	+10% $1,413
Rate	-1.0pp $1,252	-0.5pp $1,215	base $1,177	+0.5pp $1,138	+1.0pp $1,098

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 Turkey Creek Ct Unit B Bridgeport, TX	2.0	2.0	1028	$1,150	$1.12	0d	1	0.11mi
1304 Halsell St Unit 111 Bridgeport, TX	2.0	2.0	870	$1,195	$1.37	34d	1	0.21mi
1008 Halsell St Unit 200 Bridgeport, TX	2.0	1.0	850	$1,375	$1.62	61d	1	0.25mi
1008 Halsell St Unit 200 Bridgeport, TX	2.0	1.0	850	$1,375	$1.62	62d	1	0.25mi
1301 Edison St Unit A Bridgeport, TX	3.0	2.0	1260	$1,600	$1.27	63d	1	0.31mi
1303 Edison St Unit A Bridgeport, TX	3.0	2.0	1260	$1,600	$1.27	63d	1	0.31mi
1305 Edison St Unit A Bridgeport, TX	3.0	2.0	1260	$1,600	$1.27	63d	1	0.32mi
1305 Edison St Unit B Bridgeport, TX	3.0	2.0	1260	$1,600	$1.27	57d	1	0.32mi
1701 Edgewood Dr Bridgeport, TX	3.0	2.0	1155	$1,350	$1.17	24d	1	0.36mi
1306 Newby Ave Bridgeport, TX	3.0	1.0	1188	$1,700	$1.43	24d	1	0.40mi
401 Turkey Creek Trl Bridgeport, TX	2.0	1.0	770	$1,195	$1.55	0d	1	0.49mi
210 E Cates St Bridgeport, TX	2.0	1.0	754	$1,100	$1.46	3d	1	0.70mi
2104 2nd Ave Bridgeport, TX	4.0	2.0	1683	$1,900	$1.13	54d	1	0.73mi
314 Cobb St Bridgeport, TX	3.0	2.0	1490	$1,800	$1.21	100d	1	0.76mi
211 Trinity St Bridgeport, TX	3.0	2.5	1459	$1,900	$1.30	0d	1	0.96mi

Property features AI

Finance

• Other: Property includes two addresses: 1212 Thompson St (approx. 1224 sq ft) and 1507 13th St (approx. 1152 sq ft); both are 3 bed/1 bathLocated in Original Bridgeport / Bridgeport subdivision, Wise County, United States
• Financial info: Listed as residential income with 2 units in 2 buildingsGross annual income and expenses not provided
• HOA & community: No association

Exterior

• Parking: Gravel parking area (no designated parking spaces listed)
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Duplex residential income propertySingle-storyBuilt in 2019Preowned
• Construction: Siding exteriorComposition roofSlab foundation
• Exterior features: Gravel parkingShed behind one unitLot approximately 0.3075 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandOne-level living
• Laundry & utility: No laundry appliances listed

Listing history 47 events

1. 2026-07-16
   days on market $150,000 Active 108 DOM
2. 2026-07-15
   days on market $150,000 Active 107 DOM
3. 2026-07-14
   days on market $150,000 Active 106 DOM
4. 2026-07-13
   days on market $150,000 Active 105 DOM
5. 2026-07-13
   days on market $150,000 Active 104 DOM
6. 2026-07-11
   days on market $150,000 Active 103 DOM
7. 2026-07-10
   days on market $150,000 Active 102 DOM
8. 2026-07-09
   days on market $150,000 Active 101 DOM
9. 2026-07-07
   days on market $150,000 Active 99 DOM
10. 2026-07-06
    days on market $150,000 Active 98 DOM
11. 2026-07-06
    days on market $150,000 Active 97 DOM
12. 2026-07-05
    days on market $150,000 Active 96 DOM
13. 2026-07-03
    days on market $150,000 Active 95 DOM
14. 2026-07-02
    days on market $150,000 Active 94 DOM
15. 2026-07-01
    days on market $150,000 Active 93 DOM
16. 2026-06-30
    days on market $150,000 Active 92 DOM
17. 2026-06-29
    pricestatus $150,000 Active 91 DOM
18. 2026-06-29
    days on market $200,000 Active Option Contract 91 DOM
19. 2026-06-28
    days on market $200,000 Active Option Contract 90 DOM
20. 2026-06-27
    days on market $200,000 Active Option Contract 89 DOM
21. 2026-06-26
    days on market $200,000 Active Option Contract 88 DOM
22. 2026-06-24
    days on market $200,000 Active Option Contract 86 DOM
23. 2026-06-22
    days on market $200,000 Active Option Contract 84 DOM
24. 2026-06-21
    days on market $200,000 Active Option Contract 83 DOM
25. 2026-06-18
    days on market $200,000 Active Option Contract 80 DOM
26. 2026-06-17
    days on market $200,000 Active Option Contract 79 DOM
27. 2026-06-16
    days on market $200,000 Active Option Contract 78 DOM
28. 2026-06-15
    days on market $200,000 Active Option Contract 77 DOM
29. 2026-06-13
    days on market $200,000 Active Option Contract 75 DOM
30. 2026-06-13
    days on market $200,000 Active Option Contract 74 DOM
31. 2026-06-09
    days on market $200,000 Active Option Contract 71 DOM
32. 2026-06-08
    days on market $200,000 Active Option Contract 70 DOM
33. 2026-06-07
    days on market $200,000 Active Option Contract 69 DOM
34. 2026-06-04
    days on market $200,000 Active Option Contract 66 DOM
35. 2026-06-03
    days on market $200,000 Active Option Contract 65 DOM
36. 2026-06-02
    days on market $200,000 Active Option Contract 64 DOM
37. 2026-06-01
    days on market $200,000 Active Option Contract 63 DOM
38. 2026-05-31
    days on market $200,000 Active Option Contract 62 DOM
39. 2026-04-19
    historical Active Option Contract
40. 2026-04-09
    price $200,000
41. 2026-03-26
    listed $400,000 Active
42. 2025-07-31
    historical
43. 2025-04-24
    listed $450,000 Active
44. 2024-12-05
    soldstatus
45. 2024-12-02
    soldstatus
46. 1999-05-18
    soldstatus
47. 1997-02-27
    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: $4,073 · $339/mo
• Projected year-2 tax: $4,073 · $339/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,928
• − Mortgage interest: −$8,402
• − Property taxes: −$4,073
• − Insurance: −$750
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − Depreciation: −$4,364
• Taxable income: $12,591
• Est. tax owed @ 24.0%: −$3,022
• After-tax cash flow: $11,099/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 · 5 photos

Good 75/100 Cosmetic rehab Est. rehab $11,880–$35,640 screening

This property features a nearly complete renovation with new kitchens, baths, and exterior. Minor updates like fresh paint and new light fixtures can further enhance its appeal.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters quartz

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install new light fixtures — Modern lighting improves ambiance and energy efficiency ↑
• Both Add backsplash in kitchen — Backsplash adds style and protects walls ↑
• Both Install new flooring in bathrooms — Fresh flooring improves aesthetics and is practical for bathrooms ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Bridgeport El Middle Bridgeport Middle D+ TX #470/1,662 Nat'l #4,522/14,009 High Bridgeport H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Bridgeport ISD
• NCES district ID: 4811340
• Math proficiency: 41% ▼ -4.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $51,866
• Composite: 35.51/100
• National rank: #4913
• State rank: #356 of 826 in TX

C Composite livability gradescore 68/100

Livability — Bridgeport

• Score: 68/100
• State rank: #472
• US rank: #9507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeport, TX
• County: Wise County · 71,620 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 11,632
• Household income: $92,130
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 3% of renters

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Population outlook (Wise County) Hauer SSP2

• Today (2025): 71,620 people
• By 2030: 75,858 · +5.9%
• By 2040: 83,908 · +17.2%
• By 2050: 90,717 · +26.7%
• By 2075: 107,583 · +50.2%
• By 2100: 114,996 · +60.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 32% Two or more races 9% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 14% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 27%

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Political lean MEDSL · Wise

• 2024 margin: Solid R (+70.0) · D 14.7% · R 84.7%
• 2008→2024 swing: -14.3pp toward R · 2008: -55.7pp · 2024: -70.0pp
• All cycles: 2024: R+70.0 2020: R+68.2 2016: R+69.9 2012: R+67.5 2008: R+55.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.82%
• Current HPI: 417.89
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Property includes two addresses: 1212 Thompson St (approx. 1224 sq ft) and 1507 13th St (approx. 1152 sq ft); both are 3 bed/1 bathLocated in Original Bridgeport / Bridgeport subdivision, Wise County, United States
• Financial info: Listed as residential income with 2 units in 2 buildingsGross annual income and expenses not provided
• HOA & community: No association

Exterior

• Parking: Gravel parking area (no designated parking spaces listed)
• Utilities: City waterCity sewerNot in a municipal utility district
• Home design: Duplex residential income propertySingle-storyBuilt in 2019Preowned
• Construction: Siding exteriorComposition roofSlab foundation
• Exterior features: Gravel parkingShed behind one unitLot approximately 0.3075 acres

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen islandOne-level living
• Laundry & utility: No laundry appliances listed

Price history

-55.6% since first listed

9 events — show timeline

• 2026-04-19 Contingent — NTREIS
• 2026-04-09 Price Changed $200,000 NTREIS
• 2026-03-26 Listed $400,000 NTREIS
• 2025-07-31 Listing Removed — NTREIS
• 2025-04-24 Listed $450,000 NTREIS
• 2024-12-05 Sold (Public Records) — Public Records
• 2024-12-02 Sold (Public Records) — Public Records
• 1999-05-18 Sold (Public Records) — Public Records
• 1997-02-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,073 · +14.7% YoY. Source: county tax records.