834 Brinker St · Sulphur Springs, TX 75482

$135,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 66 Days on market

Built 1950 7,057 sqft lot $194/sqft · 20% above area Est $113k · 20% over

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Why this score? — see what drove the D 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 +19.5/30.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and move-in ready, this updated 2-bedroom, 1-bath home offers a functional layout with modern finishes and a comfortable feel throughout. Featuring durable flooring, fresh neutral tones, and an abundance of natural light, the interior creates a bright and inviting atmosphere. The kitchen provides ample cabinet space and updated countertops, making it both practical and stylish. The bathroom has been refreshed with a clean, simple design for everyday convenience. Situated on a spacious lot with mature trees, the exterior offers plenty of room for outdoor enjoyment, gardening, or future improvements. With approximately 696 square feet of living space and a layout that maximizes functionality, this home is a great option for a variety of buyers. Conveniently located near local shopping, dining, and community amenities, this property offers small-town charm with easy access to everything Sulphur Springs has to offer.

Key facts

• Community amenities
• Outdoor enjoyment
• Updated countertops

Tags

• UPDATED COUNTERTOPS
• AMPLE CABINET SPACE
• MATURE TREES
• OUTDOOR ENJOYMENT
• COMMUNITY AMENITIES

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 $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% 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.
• Sulphur Springs ISD (town): math 46% / reading 40% proficiency, ranked #323 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sulphur Springs El (math 49% / reading 40%, grade F, #1,155 of 4,322 statewide, top 29%, 639 students, 70% FRL); Sulphur Springs Middle (math 50% / reading 38%, grade D, #512 of 1,662 statewide, top 32%, 974 students, 61% FRL); Sulphur Springs H S (math 53% / reading 50%, grade D+, #478 of 1,632 statewide, top 29%, 1,263 students, 53% FRL).
• Market conditions: 382 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $112,817
• List price: $135,000
• Delta: 19.66%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Nicholson St	0.41mi	2/1.0	764 (+10%)	8mo	$70,000	$92	58
114 Nicholson St	0.37mi	2/1.0	784 (+13%)	5mo	$65,900	$84	57
609 Lamar St	0.66mi	2/1.0	712 (+2%)	17mo	$114,900	$161	51
611 Lamar St	0.65mi	2/1.0	725 (+4%)	17mo	$109,000	$150	48

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-12,040
• Equity at exit: $20,129

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,205
• 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 75482

• Active inventory: 382
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $154

Break-even live

Break-even rent $1,157

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $231	-5% $193	+0% $154	+5% $116	+10% $78
Rent	-10% $47	-5% $101	+0% $154	+5% $208	+10% $261
Rate	-1.0pp $222	-0.5pp $189	base $154	+0.5pp $119	+1.0pp $84

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Duckworth St Sulphur Springs, TX	1.0–2.0	1.0	700	$1,000	$1.43	45d	2	0.98mi
1699 Arbala Rd Sulphur Springs, TX	1.0–3.0	1.0–2.0	985	$1,610	$1.63	45d	10	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $135,000 Active 66 DOM
2. 2026-06-19
   days on market $135,000 Active 64 DOM
3. 2026-06-18
   days on market $135,000 Active 63 DOM
4. 2026-06-17
   days on market $135,000 Active 62 DOM
5. 2026-06-16
   days on market $135,000 Active 61 DOM
6. 2026-06-15
   days on market $135,000 Active 60 DOM
7. 2026-06-14
   days on market $135,000 Active 58 DOM
8. 2026-06-12
   days on market $135,000 Active 57 DOM
9. 2026-06-09
   days on market $135,000 Active 54 DOM
10. 2026-06-08
    days on market $135,000 Active 53 DOM
11. 2026-06-07
    days on market $135,000 Active 52 DOM
12. 2026-06-07
    days on market $135,000 Active 51 DOM
13. 2026-06-03
    days on market $135,000 Active 48 DOM
14. 2026-06-02
    days on market $135,000 Active 47 DOM
15. 2026-06-01
    days on market $135,000 Active 46 DOM
16. 2026-05-31
    days on market $135,000 Active 45 DOM
17. 2026-05-30
    days on market $135,000 Active 44 DOM
18. 2026-04-16
    listed $135,000 Active 941-char remark

    Show marketing remark (941 chars)

    Charming and move-in ready, this updated 2-bedroom, 1-bath home offers a functional layout with modern finishes and a comfortable feel throughout. Featuring durable flooring, fresh neutral tones, and an abundance of natural light, the interior creates a bright and inviting atmosphere. The kitchen provides ample cabinet space and updated countertops, making it both practical and stylish. The bathroom has been refreshed with a clean, simple design for everyday convenience. Situated on a spacious lot with mature trees, the exterior offers plenty of room for outdoor enjoyment, gardening, or future improvements. With approximately 696 square feet of living space and a layout that maximizes functionality, this home is a great option for a variety of buyers. Conveniently located near local shopping, dining, and community amenities, this property offers small-town charm with easy access to everything Sulphur Springs has to offer.

19. 2026-03-09
    historical $1,000
20. 2026-03-06
    listed $1,000
21. 2026-03-06
    historical $1,000
22. 2026-02-25
    listed $1,000
23. 2020-04-06
    historical
24. 2020-03-17
    status Active
25. 2020-03-17
    listed $57,000 Active
26. 2020-03-17
    historical
27. 2018-01-17
    soldstatus
28. 2013-03-04
    soldstatus
29. 1995-05-05
    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: $1,798 · $150/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$672/yr (+$56/mo · 37.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 19 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: $16,228
• − Mortgage interest: −$7,562
• − Property taxes: −$1,798
• − Insurance: −$675
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,927
• Taxable loss: −$331
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,931/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: Sulphur Springs ISD
• NCES district ID: 4841820
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $42,871
• Composite: 36.33/100
• National rank: #4692
• State rank: #323 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

• Census place: Sulphur Springs, TX
• 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

+136.8% since first listed

12 events — show timeline

• 2026-04-16 Listed $135,000 NTREIS
• 2026-03-09 Rental Removed $1,000 RENTALBEAST
• 2026-03-06 Listed for Rent $1,000 RENTALBEAST
• 2026-03-06 Rental Removed $1,000 BUILDIUM
• 2026-02-25 Listed for Rent $1,000 BUILDIUM
• 2020-04-06 Listing Removed — NTREIS
• 2020-03-17 Relisted — NTREIS
• 2020-03-17 Listing Removed — NTREIS
• 2020-03-17 Listed $57,000 NTREIS
• 2018-01-17 Sold (Public Records) — Public Records
• 2013-03-04 Sold (Public Records) — Public Records
• 1995-05-05 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,798 · +14.7% YoY. Source: county tax records.