320 Tomlinson St · Sour Lake, TX 77659

$135,000

5 bd · 2.0 ba · 2,152 sqft · SingleFamily public records · 561 Days on market

Built 1958 1.19 ac lot $63/sqft · 50% below area

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

Key facts

• 1.19 acre lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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 9.8% vs local median 4.9% in Sour Lake — 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 (#352 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hardin-Jefferson ISD (rural): math 54% / reading 49% proficiency, ranked #135 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 358 units permitted in Hardin 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 561 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y ago; this cycle's ask has dropped $45k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/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 561 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 1958 — 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. 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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $270,791
• List price: $135,000
• Delta: -50.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,493
• Equity at exit: $20,129

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $35,777
• 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 77659

• Active inventory: 93
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $398

Break-even live

Break-even rent $1,180

Max offer price $135,000

Occupancy floor 71%

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: —

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 561 DOM
2. 2026-06-17
   days on market $135,000 Active 560 DOM
3. 2026-06-16
   days on market $135,000 Active 559 DOM
4. 2026-06-15
   days on market $135,000 Active 558 DOM
5. 2026-06-14
   days on market $135,000 Active 556 DOM
6. 2026-06-10
   days on market $135,000 Active 553 DOM
7. 2026-06-09
   days on market $135,000 Active 552 DOM
8. 2026-06-08
   days on market $135,000 Active 551 DOM
9. 2026-06-07
   days on market $135,000 Active 550 DOM
10. 2026-06-03
    days on market $135,000 Active 546 DOM
11. 2026-06-02
    days on market $135,000 Active 545 DOM
12. 2026-06-01
    days on market $135,000 Active 544 DOM
13. 2026-05-31
    days on market $135,000 Active 543 DOM
14. 2026-05-30
    days on market $135,000 Active 542 DOM
15. 2025-08-19
    price $135,000 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

16. 2025-06-13
    price $145,000 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

17. 2025-01-16
    price $162,000 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

18. 2024-12-04
    listed $180,000 Active 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

19. 2024-12-04
    price $180,000 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

20. 2024-11-19
    historical $360,000 148-char remark

    Show marketing remark (148 chars)

    Beautiful home with 5 bedroom 2 bath 2 carport, big lot (51,836 sqft ) in a quiet neighborhood, it needs work, AS IS . there is no restrictions .

21. 2024-10-30
    soldstatus Sold 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

22. 2024-10-30
    soldstatus

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

23. 2024-10-24
    soldstatus Closed
24. 2024-10-04
    status Pending

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

25. 2024-10-04
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

26. 2024-09-30
    listed $68,900 Active
27. 2024-09-19
    status Active 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

28. 2024-07-20
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

29. 2024-07-03
    status Option Pending 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

30. 2024-06-24
    status Active 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

31. 2024-05-10
    status Pending 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

32. 2024-05-08
    price $68,900
33. 2024-05-03
    price $68,900 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

34. 2024-04-19
    price $74,900 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

35. 2024-04-19
    price $74,900

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

36. 2024-02-28
    price $84,900 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

37. 2024-02-28
    price $84,900

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

38. 2024-02-09
    listed $87,000 Active 195-char remark

    Show marketing remark (195 chars)

    Beautiful 5 Bedroom, 2 Full Bath home in established neighborhood, it featured 2 living areas, 2 car carport and a large front and backyard great for entertaining. Home sold AS-IS (no exceptions)

39. 2024-01-05
    historical
40. 2023-12-27
    price $87,000
41. 2023-12-27
    price $87,000
42. 2023-12-20
    price $87,900
43. 2023-12-20
    price $87,900
44. 2023-12-07
    price $89,900
45. 2023-12-07
    status Active
46. 2023-12-06
    price $89,900
47. 2023-10-02
    status Pending
48. 2023-09-21
    price $94,900
49. 2023-09-21
    price $94,900
50. 2023-09-06
    price $98,900

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$450/yr (+$38/mo · 22.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $20,210
• − Mortgage interest: −$7,562
• − Property taxes: −$2,020
• − Insurance: −$675
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$3,927
• Taxable income: $2,792
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $4,105/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: Hardin-Jefferson ISD
• NCES district ID: 4822410
• Math proficiency: 54% ▼ -5.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $61,336
• Composite: 45.14/100
• National rank: #2682
• State rank: #135 of 826 in TX

Livability — Sour Lake

• Score: 70/100
• State rank: #352
• US rank: #7687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sour Lake, TX
• Population (ZIP): 5,847

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 57,780 people
• By 2030: 58,296 · +0.9%
• By 2040: 58,421 · +1.1%
• By 2050: 57,391 · -0.7%
• By 2075: 53,132 · -8.0%
• By 2100: 44,905 · -22.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 9% Romanian 2% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.7%
• 2008→2024 swing: -14.6pp toward R · 2008: -61.2pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+73.8 2016: R+73.9 2012: R+67.6 2008: R+61.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.72%
• Current HPI: 184.5266
• 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

+11.1% since first listed

60 events — show timeline

• 2025-08-19 Price Changed $135,000 HARMLS
• 2025-06-13 Price Changed $145,000 HARMLS
• 2025-01-16 Price Changed $162,000 HARMLS
• 2024-12-04 Listed $180,000 HARMLS
• 2024-12-04 Price Changed $180,000 HARMLS
• 2024-11-19 Coming Soon $360,000 HARMLS
• 2024-10-30 Sold (Public Records) — Public Records
• 2024-10-30 Sold (MLS) — HARMLS
• 2024-10-24 Sold (MLS) — BBOR
• 2024-10-04 Pending — BBOR
• 2024-10-04 Pending — HARMLS
• 2024-09-30 Listed $68,900 BBOR
• 2024-09-19 Relisted — HARMLS
• 2024-07-20 Pending — HARMLS
• 2024-07-03 Pending — HARMLS
• 2024-06-24 Relisted — HARMLS
• 2024-05-10 Pending — HARMLS
• 2024-05-08 Price Changed $68,900 BBOR
• 2024-05-03 Price Changed $68,900 HARMLS
• 2024-04-19 Price Changed $74,900 HARMLS
• 2024-04-19 Price Changed $74,900 BBOR
• 2024-02-28 Price Changed $84,900 HARMLS
• 2024-02-28 Price Changed $84,900 BBOR
• 2024-02-09 Listed $87,000 HARMLS
• 2024-01-05 Listing Removed — HARMLS
• 2023-12-27 Price Changed $87,000 HARMLS
• 2023-12-27 Price Changed $87,000 BBOR
• 2023-12-20 Price Changed $87,900 HARMLS
• 2023-12-20 Price Changed $87,900 BBOR
• 2023-12-07 Price Changed $89,900 HARMLS
• 2023-12-07 Relisted — HARMLS
• 2023-12-06 Price Changed $89,900 BBOR
• 2023-10-02 Pending — HARMLS
• 2023-09-21 Price Changed $94,900 HARMLS
• 2023-09-21 Price Changed $94,900 BBOR
• 2023-09-06 Price Changed $98,900 HARMLS
• 2023-09-06 Price Changed $98,900 BBOR
• 2023-08-28 Price Changed $99,900 HARMLS
• 2023-08-28 Price Changed $99,900 BBOR
• 2023-08-25 Price Changed $109,900 HARMLS
• 2023-08-25 Price Changed $109,900 BBOR
• 2023-08-21 Price Changed $114,900 HARMLS
• 2023-08-04 Price Changed $119,900 HARMLS
• 2023-08-04 Price Changed $119,900 BBOR
• 2023-07-11 Price Changed $133,000 HARMLS
• 2023-07-11 Price Changed $133,000 BBOR
• 2023-06-08 Price Changed $143,000 HARMLS
• 2023-06-08 Relisted — HARMLS
• 2023-02-05 Pending — HARMLS
• 2023-01-24 Pending — HARMLS
• 2023-01-23 Price Changed $109,900 HARMLS
• 2023-01-09 Price Changed $119,900 HARMLS
• 2022-12-28 Listed $134,900 HARMLS
• 2022-12-19 Coming Soon — HARMLS
• 2020-01-13 Sold (Public Records) — Public Records
• 2020-01-08 Sold (MLS) — PNPANBOR
• 2020-01-08 Sold (MLS) — BBOR
• 2019-11-25 Listed $121,500 BBOR
• 2019-08-06 Listed $121,500 PNPANBOR
• 2015-06-01 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $2,020 · +1.0% YoY. Source: county tax records.