1902 Bristol Dr · Sweetwater, TX 79556

$93,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 136 Days on market

Built 1944 0.59 ac lot $95/sqft · 9% below area Est $102k · 9% under

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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 +26.6/30.0
• ARV discount +11.3/15.0
• DSCR +9.1/10.0
• 1% rule +6.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming corner-lot home at Bristol & Hoyt with standout curb appeal and great visibility. Situated on an exceptionally large corner lot (approximately ½ to under 1 acre), a rare find for the area offering endless outdoor potential. The home features approximately 980 sq. ft. with 2 bedrooms and 1 bath, ideal for first-time buyers, downsizers, or investors looking for space and flexibility.

Key facts

• Corner lot
• Outdoor potential
• Great visibility

Tags

• CORNER LOT
• OUTDOOR POTENTIAL
• GREAT VISIBILITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.1% in Sweetwater — 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 66/100 on livability (#640 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Sweetwater ISD (town): math 27% / reading 29% proficiency, ranked #681 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $101,675
• List price: $93,000
• Delta: -8.53%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $695
• Equity at exit: $13,867

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $20,907
• Equity at exit: $8,041

Cash invested: $26,040 (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 79556

• Active inventory: 108
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $248

Break-even live

Break-even rent $782

Max offer price $93,000

Occupancy floor 72%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Bawcom St Unit 1/2 Sweetwater, TX	1.0	1.5	850	$1,095	$1.29	44d	1	0.66mi

Listing history 24 events

1. 2026-06-18
   days on market $93,000 Active 136 DOM
2. 2026-06-18
   price $93,000 Active 135 DOM
3. 2026-06-17
   days on market $98,000 Active 135 DOM
4. 2026-06-16
   days on market $98,000 Active 134 DOM
5. 2026-06-15
   days on market $98,000 Active 133 DOM
6. 2026-06-15
   days on market $98,000 Active 132 DOM
7. 2026-06-13
   days on market $98,000 Active 131 DOM
8. 2026-06-12
   days on market $98,000 Active 130 DOM
9. 2026-06-09
   days on market $98,000 Active 127 DOM
10. 2026-06-08
    days on market $98,000 Active 126 DOM
11. 2026-06-08
    days on market $98,000 Active 125 DOM
12. 2026-06-07
    days on market $98,000 Active 124 DOM
13. 2026-06-03
    days on market $98,000 Active 121 DOM
14. 2026-06-02
    days on market $98,000 Active 120 DOM
15. 2026-06-01
    days on market $98,000 Active 119 DOM
16. 2026-05-31
    days on market $98,000 Active 118 DOM
17. 2026-03-23
    price $98,000 404-char remark

    Show marketing remark (404 chars)

    Charming corner-lot home at Bristol & Hoyt with standout curb appeal and great visibility. Situated on an exceptionally large corner lot (approximately ½ to under 1 acre), a rare find for the area offering endless outdoor potential. The home features approximately 980 sq. ft. with 2 bedrooms and 1 bath, ideal for first-time buyers, downsizers, or investors looking for space and flexibility.

18. 2026-01-29
    listed $103,000 Active 404-char remark

    Show marketing remark (404 chars)

    Charming corner-lot home at Bristol & Hoyt with standout curb appeal and great visibility. Situated on an exceptionally large corner lot (approximately ½ to under 1 acre), a rare find for the area offering endless outdoor potential. The home features approximately 980 sq. ft. with 2 bedrooms and 1 bath, ideal for first-time buyers, downsizers, or investors looking for space and flexibility.

19. 2014-06-27
    soldstatus
20. 2014-06-26
    soldstatus Closed 80-char remark

    Show marketing remark (80 chars)

    Large lot includes Lots 1 & 2 and the west 50 of lot 3 Property Sold AS IS

21. 2014-06-04
    status Pending 80-char remark

    Show marketing remark (80 chars)

    Large lot includes Lots 1 & 2 and the west 50 of lot 3 Property Sold AS IS

22. 2014-04-08
    listed $35,000 Active 80-char remark

    Show marketing remark (80 chars)

    Large lot includes Lots 1 & 2 and the west 50 of lot 3 Property Sold AS IS

23. 2013-07-01
    soldstatus
24. 2006-05-04
    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: $1,093 · $91/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$609/yr (+$51/mo · 55.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $13,140
• − Mortgage interest: −$5,209
• − Property taxes: −$1,093
• − Insurance: −$465
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,705
• Taxable income: $1,565
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,595/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: Sweetwater ISD
• NCES district ID: 4842030
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $37,599
• Composite: 23.36/100
• National rank: #7912
• State rank: #681 of 826 in TX

Livability — Sweetwater

• Score: 66/100
• State rank: #640
• US rank: #12189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TX
• City population: 12,593
• Population (ZIP): 12,593

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 38% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.76%
• Current HPI: 123.8718
• 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

+180.0% since first listed

8 events — show timeline

• 2026-03-23 Price Changed $98,000 NTREIS
• 2026-01-29 Listed $103,000 NTREIS
• 2014-06-27 Sold (Public Records) — Public Records
• 2014-06-26 Sold (MLS) — NTREIS
• 2014-06-04 Pending — NTREIS
• 2014-04-08 Listed $35,000 NTREIS
• 2013-07-01 Sold (Public Records) — Public Records
• 2006-05-04 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,093 · +10.8% YoY. Source: county tax records.