400 E Arkansas Ave · Sweetwater, TX 79556

$135,000

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 231 Days on market

Built 1945 8,407 sqft lot $126/sqft · 38% above area Est $98k · 38% over

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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 +26.0/30.0
• DSCR +8.7/10.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Sweetwater Retreat with Modern Amenities Experience the ideal mix of comfort and functionality in this inviting 2-bedroom, 1-bathroom home situated in the heart of Sweetwater, TX. Perfect for those who appreciate simplicity paired with modern conveniences, this property offers seamless indoor-outdoor living. Inside, enjoy a well-designed interior featuring a cozy yet spacious living area that flows efficiently from the living room to an inviting dining area and a well-equipped kitchen. The kitchen boasts ample cabinetry and counter space, enhancing your culinary experience. Both bedrooms are generously lit and offer plenty of storage, while the crisp bathroom is conveniently accessible to both rooms. Externally, the home shines with fully paid Encore Photovoltaic (Solar) panels, ensuring energy efficiency and reduced utility costs. The front yard features a strategically placed fire hydrant for added safety, and the backyard includes a storm shelter, essential for Texas weather. A unique carport area includes an attached storage room or workshop, offering versatile space for hobbies or extra storage. The 1-car carport itself adds convenience and shelter. The property is enclosed by newer cemented-in fence posts and updated fencing, providing privacy and security. The yard offers plenty of space for outdoor activities or gardening. This Sweetwater home elegantly merges classic charm with modern upgrades, creating a warm atmosphere ready for your personal touch. Whether starting anew or seeking a serene retreat, this home is ready to welcome you.

Key facts

• Ample cabinetry
• Storm shelter
• Modern amenities

Tags

• MODERN AMENITIES
• INDOOR OUTDOOR LIVING
• AMPLE CABINETRY
• ENERGY EFFICIENCY
• STORM SHELTER
• ATTACHED STORAGE ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 1945 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 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 1945 — 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: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (median comp): $97,866
• List price: $135,000
• Delta: 37.94%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 E Oklahoma Ave	0.26mi	2/1.0	944 (-12%)	3mo	$39,000	$41	66
902 Lubbock St	0.21mi	2/1.0	936 (-12%)	14mo	$59,000	$63	58
1010 Pease St	0.50mi	3/1.0 (+1)	952 (-11%)	14mo	$59,000	$62	42
714 Sam Houston St	0.61mi	3/2.0 (+1)	1,220 (+14%)	12mo	$155,000	$127	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-509
• Equity at exit: $20,129

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $27,122
• Equity at exit: $11,672

Cash invested: $37,800 (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: $1,595 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $335

Break-even live

Break-even rent $1,171

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $412	-5% $373	+0% $335	+5% $297	+10% $259
Rent	-10% $209	-5% $272	+0% $335	+5% $398	+10% $461
Rate	-1.0pp $403	-0.5pp $370	base $335	+0.5pp $300	+1.0pp $265

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Bell St Sweetwater, TX	3.0	2.0	1305	$1,595	$1.22	44d	1	0.47mi

Listing history 35 events

1. 2026-06-21
   days on market $135,000 Active 231 DOM
2. 2026-06-18
   days on market $135,000 Active 229 DOM
3. 2026-06-17
   days on market $135,000 Active 228 DOM
4. 2026-06-16
   days on market $135,000 Active 227 DOM
5. 2026-06-15
   days on market $135,000 Active 226 DOM
6. 2026-06-15
   days on market $135,000 Active 225 DOM
7. 2026-06-13
   days on market $135,000 Active 224 DOM
8. 2026-06-12
   days on market $135,000 Active 223 DOM
9. 2026-06-09
   days on market $135,000 Active 220 DOM
10. 2026-06-08
    days on market $135,000 Active 219 DOM
11. 2026-06-08
    days on market $135,000 Active 218 DOM
12. 2026-06-07
    days on market $135,000 Active 217 DOM
13. 2026-06-03
    days on market $135,000 Active 214 DOM
14. 2026-06-02
    days on market $135,000 Active 213 DOM
15. 2026-06-01
    days on market $135,000 Active 212 DOM
16. 2026-05-31
    days on market $135,000 Active 211 DOM
17. 2025-11-01
    listed $135,000 Active 1595-char remark

    Show marketing remark (1595 chars)

    Charming Sweetwater Retreat with Modern Amenities Experience the ideal mix of comfort and functionality in this inviting 2-bedroom, 1-bathroom home situated in the heart of Sweetwater, TX. Perfect for those who appreciate simplicity paired with modern conveniences, this property offers seamless indoor-outdoor living. Inside, enjoy a well-designed interior featuring a cozy yet spacious living area that flows efficiently from the living room to an inviting dining area and a well-equipped kitchen. The kitchen boasts ample cabinetry and counter space, enhancing your culinary experience. Both bedrooms are generously lit and offer plenty of storage, while the crisp bathroom is conveniently accessible to both rooms. Externally, the home shines with fully paid Encore Photovoltaic (Solar) panels, ensuring energy efficiency and reduced utility costs. The front yard features a strategically placed fire hydrant for added safety, and the backyard includes a storm shelter, essential for Texas weather. A unique carport area includes an attached storage room or workshop, offering versatile space for hobbies or extra storage. The 1-car carport itself adds convenience and shelter. The property is enclosed by newer cemented-in fence posts and updated fencing, providing privacy and security. The yard offers plenty of space for outdoor activities or gardening. This Sweetwater home elegantly merges classic charm with modern upgrades, creating a warm atmosphere ready for your personal touch. Whether starting anew or seeking a serene retreat, this home is ready to welcome you.

18. 2024-01-22
    soldstatus
19. 2024-01-18
    soldstatus Closed 841-char remark

    Show marketing remark (841 chars)

    Charming house has been modernized, featuring solar panels that will be paid off. This allows for little to no electric bill. The open floor plan welcomes you with a modern, updated kitchen boasting granite countertops with refrigerator, dishwasher and microwave included. There is an inviting eat-at bar that adds character and counter space to the already spacious kitchen. The roomy living room, adorned with rustic wood beams, is perfect for relaxation and entertaining. Both bedrooms offer ample space, accommodating various needs. Not to be missed, the beautifully updated bathroom creates a spa-like ambiance. Step outside to a large fenced backyard, complete with a storm shelter for added safety. Covered parking and outside storage enhance convenience. Situated on a generous lot, this home is a blend of functionality and charm.

20. 2023-12-28
    status Pending 841-char remark

    Show marketing remark (841 chars)

    Charming house has been modernized, featuring solar panels that will be paid off. This allows for little to no electric bill. The open floor plan welcomes you with a modern, updated kitchen boasting granite countertops with refrigerator, dishwasher and microwave included. There is an inviting eat-at bar that adds character and counter space to the already spacious kitchen. The roomy living room, adorned with rustic wood beams, is perfect for relaxation and entertaining. Both bedrooms offer ample space, accommodating various needs. Not to be missed, the beautifully updated bathroom creates a spa-like ambiance. Step outside to a large fenced backyard, complete with a storm shelter for added safety. Covered parking and outside storage enhance convenience. Situated on a generous lot, this home is a blend of functionality and charm.

21. 2023-12-14
    historical Active Option Contract 841-char remark

    Show marketing remark (841 chars)

    Charming house has been modernized, featuring solar panels that will be paid off. This allows for little to no electric bill. The open floor plan welcomes you with a modern, updated kitchen boasting granite countertops with refrigerator, dishwasher and microwave included. There is an inviting eat-at bar that adds character and counter space to the already spacious kitchen. The roomy living room, adorned with rustic wood beams, is perfect for relaxation and entertaining. Both bedrooms offer ample space, accommodating various needs. Not to be missed, the beautifully updated bathroom creates a spa-like ambiance. Step outside to a large fenced backyard, complete with a storm shelter for added safety. Covered parking and outside storage enhance convenience. Situated on a generous lot, this home is a blend of functionality and charm.

22. 2023-10-03
    price $125,000 841-char remark

    Show marketing remark (841 chars)

    Charming house has been modernized, featuring solar panels that will be paid off. This allows for little to no electric bill. The open floor plan welcomes you with a modern, updated kitchen boasting granite countertops with refrigerator, dishwasher and microwave included. There is an inviting eat-at bar that adds character and counter space to the already spacious kitchen. The roomy living room, adorned with rustic wood beams, is perfect for relaxation and entertaining. Both bedrooms offer ample space, accommodating various needs. Not to be missed, the beautifully updated bathroom creates a spa-like ambiance. Step outside to a large fenced backyard, complete with a storm shelter for added safety. Covered parking and outside storage enhance convenience. Situated on a generous lot, this home is a blend of functionality and charm.

23. 2023-07-31
    listed $133,000 Active 841-char remark

    Show marketing remark (841 chars)

    Charming house has been modernized, featuring solar panels that will be paid off. This allows for little to no electric bill. The open floor plan welcomes you with a modern, updated kitchen boasting granite countertops with refrigerator, dishwasher and microwave included. There is an inviting eat-at bar that adds character and counter space to the already spacious kitchen. The roomy living room, adorned with rustic wood beams, is perfect for relaxation and entertaining. Both bedrooms offer ample space, accommodating various needs. Not to be missed, the beautifully updated bathroom creates a spa-like ambiance. Step outside to a large fenced backyard, complete with a storm shelter for added safety. Covered parking and outside storage enhance convenience. Situated on a generous lot, this home is a blend of functionality and charm.

24. 2021-09-01
    soldstatus
25. 2021-08-31
    soldstatus Sold
26. 2021-07-21
    status Pending
27. 2021-07-13
    status Active
28. 2021-07-07
    status Pending
29. 2021-06-25
    historical Active Option Contract
30. 2021-06-19
    price $89,900
31. 2021-05-28
    price $94,900
32. 2021-05-06
    soldstatus
33. 2021-05-05
    status Active
34. 2021-04-29
    historical Active Option Contract
35. 2021-04-24
    listed $99,900 Active

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$542/yr (+$45/mo · 28.1%)

ⓘ 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: $19,140
• − Mortgage interest: −$7,562
• − Property taxes: −$1,928
• − Insurance: −$675
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,927
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,546/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

+35.1% since first listed

19 events — show timeline

• 2025-11-01 Listed $135,000 NTREIS
• 2024-01-22 Sold (Public Records) — Public Records
• 2024-01-18 Sold (MLS) — NTREIS
• 2023-12-28 Pending — NTREIS
• 2023-12-14 Contingent — NTREIS
• 2023-10-03 Price Changed $125,000 NTREIS
• 2023-07-31 Listed $133,000 NTREIS
• 2021-09-01 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — NTREIS
• 2021-07-21 Pending — NTREIS
• 2021-07-13 Relisted — NTREIS
• 2021-07-07 Pending — NTREIS
• 2021-06-25 Contingent — NTREIS
• 2021-06-19 Price Changed $89,900 NTREIS
• 2021-05-28 Price Changed $94,900 NTREIS
• 2021-05-06 Sold (Public Records) — Public Records
• 2021-05-05 Relisted — NTREIS
• 2021-04-29 Contingent — NTREIS
• 2021-04-24 Listed $99,900 NTREIS

Property tax history

+9.7%/yr

Latest (2025): $1,928 · -15.0% YoY. Source: county tax records.