566 4777 · Sulphur Springs, TX 75482

$69,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 4 Days on market

Built 1983 Fair condition 0.81 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect flip for the savvy buyer or contractor ready to restore this properties original glory. Bring your ideas for this 3 bed 2 bath north of Sulphur Springs. Roof was installed within the last 2 years.

Key facts

• 0.81 acre lot
• Built 1983
• Listed 3 days

Property features AI

Finance

• Financial info: Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Additional parking available; No covered or carport spaces listed
• Utilities: Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Property attached: Yes
• Construction: Built in 1983
• Exterior features: Lot is approximately 0.81 acres; Subdivision: Aiguier; Directions: Take Hwy. 19 north of Sulphur Springs to CR 4777, go approximately 0.7 miles; house on right

Interior

• Kitchen: Eat-in kitchen; Electric water heater listed under appliances
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; High-speed internet available; One living area; One dining area; Room count of 3; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $983 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 23.2% 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 44d 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.65% ✓
• Cap rate: 23.16%
• Cash-on-cash: 60.25%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $220,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Woodlawn St	0.48mi	3/2.0	1,192 (-4%)	5mo	$220,000	$185	66
426 & 430 Cranford St	0.47mi	3/1.5	1,288 (+3%)	8mo	$115,000	$89	64
722 Sunset St	0.59mi	3/2.0	1,216 (-3%)	11mo	$175,000	$144	59
400 Houston St	0.29mi	3/1.5	1,114 (-11%)	10mo	$210,000	$189	58
709 Jefferson St E	0.67mi	3/1.0	1,152 (-8%)	3mo	$65,000	$56	49
124 Goodman St	0.58mi	3/2.0	1,416 (+14%)	2mo	$250,000	$177	48
128 Goodman St	0.59mi	3/2.0	1,416 (+14%)	7mo	$250,000	$177	44
207 California St E	0.63mi	2/1.0 (-1)	1,129 (-10%)	3mo	$84,000	$74	43
503 N Jackson St	0.37mi	2/1.0 (-1)	1,063 (-15%)	8mo	$232,000	$218	43
110 Mitchell St	0.72mi	2/1.0 (-1)	1,200 (-4%)	12mo	$40,000	$33	41
603 Ingram St	0.56mi	2/1.0 (-1)	1,102 (-12%)	7mo	$99,900	$91	39
224 Middle St	0.53mi	2/1.0 (-1)	1,063 (-15%)	5mo	$232,000	$218	37

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: 59.0%
• Equity multiple: 3.62×
• Total profit: $51,286
• Equity at exit: $10,422

10-year hold

• IRR: 63.8%
• Equity multiple: 7.41×
• Total profit: $125,360
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $983

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 42%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.60mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	0.77mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	0.94mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.99mi

Listing history 5 events

1. 2026-06-09
   days on market $69,900 Active 4 DOM
2. 2026-06-08
   days on market $69,900 Active 3 DOM
3. 2026-06-07
   days on market $69,900 Active 2 DOM
4. 2026-06-07
   remarks 204-char remark
5. 2026-06-07
   listed $69,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,264
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$2,033
• Taxable income: $11,355
• Est. tax owed @ 24.0%: −$2,725
• After-tax cash flow: $9,066/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including replacing outdated cabinets and countertops, updating bathroom fixtures and flooring, and painting interior walls. The home has a good roof and foundation, but the exterior siding and landscaping need attention. The home has a good roof and foundation, but the exterior siding and landscaping need attention.

Repairs flagged

• Major Kitchen cabinets — The cabinets are outdated and need to be replaced.
• Major Bathroom fixtures — The fixtures are outdated and need to be replaced.
• Major Kitchen countertops — The countertops are outdated and need to be replaced.
• Major Bathroom flooring — The flooring is carpeted and in poor condition and needs to be replaced.
• Minor Exterior siding — The siding has some discoloration and minor damage that can be repaired.
• Major Exterior landscaping — The landscaping is overgrown and needs trimming and maintenance.

Value-add opportunities

• Resale Replace kitchen cabinets and countertops — Replacing outdated cabinets and countertops will significantly improve the kitchen's appearance and functionality, making it more appealing to potential buyers.
• Resale Replace bathroom fixtures and flooring — Updating the outdated bathroom fixtures and flooring will improve the overall appearance and functionality of the bathroom, making it more appealing to potential buyers.
• Both Paint interior walls — Painting the interior walls will improve the appearance of the home and make it more appealing to both buyers and renters.
• Both Trim and maintain landscaping — Trimming and maintaining the landscaping will improve the curb appeal of the home and make it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are outdated and need to be replaced.	Major	$15,000–50,000
Bathroom fixtures · The fixtures are outdated and need to be replaced.	Major	$15,000–50,000
Kitchen countertops · The countertops are outdated and need to be replaced.	Major	$15,000–50,000
Bathroom flooring · The flooring is carpeted and in poor condition and needs to be replaced.	Major	$15,000–50,000
Exterior siding · The siding has some discoloration and minor damage that can be repaired.	Minor	$500–3,000
Exterior landscaping · The landscaping is overgrown and needs trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Resale Replace kitchen cabinets and countertops — Replacing outdated cabinets and countertops will significantly improve the kitchen's appearance and functionality, making it more appealing to potential buyers. ↑
• Resale Replace bathroom fixtures and flooring — Updating the outdated bathroom fixtures and flooring will improve the overall appearance and functionality of the bathroom, making it more appealing to potential buyers. ↑
• Both Paint interior walls — Painting the interior walls will improve the appearance of the home and make it more appealing to both buyers and renters. ↑
• Both Trim and maintain landscaping — Trimming and maintaining the landscaping will improve the curb appeal of the home and make it more attractive to both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-05 Listed $69,900 NTREIS