208 Texas St · Sulphur Springs, TX 75482

$149,000

3 bd · None ba · 1,254 sqft · SingleFamily public records · 17 Days on market

Built 1930 0.36 ac lot Est $206k · 28% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Craftsman Style fixer upper is located in an excellent location on a spacious corner lot in an established neighborhood that is walking distance to downtown Sulphur Springs and all it has to offer. It is conveniently situated near top rated schools, parks, and shopping. The property is being sold as is; however, the seller is a professional contractor open to completing renovations to your specifications or build you a custom home at an adjusted price. Excellent Location! Fixer Upper with tons of character! Spacious Corner lot! Seller states there is room to add more homes. Can be bought with adjacent property at 300 Hinnant. See MLS 21273342. All reasonable offers will be considered. House

Key facts

• Spacious corner lot
• 0.36 acre lot
• Built 1930

Tags

• SPACIOUS CORNER LOT

Property features AI

Finance

• Other: Property listed as for sale; Possession negotiable
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer
• Home design: Single-family residence; Residential property; Attached property; Built in 1930
• Construction: Built in 1930
• Exterior features: Lot under 0.5 acre; Property will subdivide

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Interior features: One-level layout; One living area; One dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.3% 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+, schools D, amenities 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.
• Market conditions: 378 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $205,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 & 430 Cranford St	0.23mi	3/1.5	1,288 (+3%)	8mo	$115,000	$89	78
124 Goodman St	0.20mi	3/2.0	1,416 (+13%)	2mo	$250,000	$177	67
722 Sunset St	0.49mi	3/2.0	1,216 (-3%)	11mo	$175,000	$144	63
128 Goodman St	0.21mi	3/2.0	1,416 (+13%)	7mo	$250,000	$177	63
603 Ingram St	0.16mi	2/1.0 (-1)	1,102 (-12%)	7mo	$99,900	$91	61
508 Woodlawn St	0.61mi	3/2.0	1,192 (-5%)	5mo	$220,000	$185	59
606 Ingram St	0.18mi	3/2.0	1,433 (+14%)	13mo	$234,900	$164	57
709 Cranford St	0.41mi	3/2.0	1,347 (+7%)	14mo	$249,950	$186	57
400 Houston St	0.51mi	3/1.5	1,114 (-11%)	10mo	$210,000	$189	49
913 Fisher St	0.74mi	3/1.0	1,374 (+10%)	2mo	$175,000	$127	48
834 Cranford St	0.62mi	2/1.0 (-1)	1,344 (+7%)	13mo	$169,900	$126	44
621 Houston St	0.54mi	2/1.0 (-1)	1,068 (-15%)	15mo	$155,000	$145	32

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $12,613
• Equity at exit: $22,216

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $58,161
• Equity at exit: $12,883

Cash invested: $41,720 (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: 378
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $578

Break-even live

Break-even rent $1,132

Max offer price $149,000

Occupancy floor 64%

Sensitivity live

Price	-10% $662	-5% $620	+0% $578	+5% $536	+10% $494
Rent	-10% $431	-5% $504	+0% $578	+5% $652	+10% $725
Rate	-1.0pp $653	-0.5pp $616	base $578	+0.5pp $539	+1.0pp $500

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	0.54mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.63mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	1.05mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.34mi

Listing history 13 events

1. 2026-06-19
   days on market $149,000 Active 17 DOM
2. 2026-06-18
   days on market $149,000 Active 16 DOM
3. 2026-06-17
   days on market $149,000 Active 15 DOM
4. 2026-06-16
   days on market $149,000 Active 14 DOM
5. 2026-06-15
   days on market $149,000 Active 13 DOM
6. 2026-06-14
   days on market $149,000 Active 11 DOM
7. 2026-06-12
   days on market $149,000 Active 10 DOM
8. 2026-06-09
   days on market $149,000 Active 7 DOM
9. 2026-06-08
   days on market $149,000 Active 6 DOM
10. 2026-06-07
    days on market $149,000 Active 5 DOM
11. 2026-06-07
    days on market $149,000 Active 4 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $149,000 Active 1 DOM

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$2,116/yr (+$176/mo · 346.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 24 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: $22,365
• − Mortgage interest: −$8,346
• − Property taxes: −$611
• − Insurance: −$745
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$4,335
• Taxable income: $4,750
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $5,796/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

+15.5% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $149,000 NTREIS
• 2026-06-02 Listed $129,000 NTREIS
• 1993-03-15 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $611 · +24.3% YoY. Source: county tax records.