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 $56/sqft · 60% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• 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

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 4.4% 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: 453 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 (median comp): $174,651
• List price: $69,900
• Delta: -59.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Houston St	0.21mi	3/2.0	1,319 (+6%)	2mo	$250,000	$190	79
508 Woodlawn St	0.48mi	3/2.0	1,192 (-4%)	6mo	$220,000	$185	65
426 & 430 Cranford St	0.47mi	3/1.5	1,288 (+3%)	10mo	$115,000	$89	63
400 Houston St	0.29mi	3/1.5	1,114 (-11%)	12mo	$210,000	$189	57
133 Kyle St	0.70mi	3/1.0	1,138 (-9%)	1mo	$175,000	$154	48
709 Jefferson St E	0.67mi	3/1.0	1,152 (-8%)	5mo	$65,000	$56	48
124 Goodman St	0.58mi	3/2.0	1,416 (+14%)	4mo	$250,000	$177	47
128 Goodman St	0.59mi	3/2.0	1,416 (+14%)	9mo	$250,000	$177	43
207 California St E	0.63mi	2/1.0 (-1)	1,129 (-10%)	5mo	$84,000	$74	42
503 N Jackson St	0.37mi	2/1.0 (-1)	1,063 (-15%)	9mo	$232,000	$218	42
603 Ingram St	0.56mi	2/1.0 (-1)	1,102 (-12%)	9mo	$99,900	$91	38
224 Middle St	0.53mi	2/1.0 (-1)	1,063 (-15%)	7mo	$232,000	$218	36

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 44 active · 4 under contract
• Months of supply: 20.3 mo (5%/mo absorbed)
• Median asking: $206,000 ($162/sqft)
• Median days on market: 90 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -13.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75482

• Active inventory: 453
• 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%

Sensitivity live

Price	-10% $1,031	-5% $1,007	+0% $983	+5% $958	+10% $934
Rent	-10% $836	-5% $909	+0% $983	+5% $1,056	+10% $1,129
Rate	-1.0pp $1,018	-0.5pp $1,000	base $983	+0.5pp $965	+1.0pp $946

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
• Club membership (one-time): —
• 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	93d	1	0.60mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	93d	1	0.77mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	93d	1	0.94mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	93d	1	0.99mi

Property features AI

Finance

• Other: Possession at closing/fundingListing is for sale (standard listing conditions)
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking
• Utilities: Electricity connectedNot in a municipal utility district
• Home design: Single-family residenceResidential propertyOne storyAttached
• Construction: Built in 1983
• Exterior features: Approximately 0.81-acre lotLocated in the Aiguier subdivisionDirections: Take Hwy 19 north of Sulphur Springs to CR 4777, go approximately 0.7 miles; house on right

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchenHigh-speed internet availableOne living areaOne dining areaRoom count: 3
• Laundry & utility: Electricity connected

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 Est. rehab $31,200–$56,160 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Rowena Johnson Pri F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Douglass Eclc High Sulphur Springs H S D+ TX #478/1,632 Nat'l #5,269/17,239

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

B Composite livability gradescore 70/100

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 · 38,107 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Possession at closing/fundingListing is for sale (standard listing conditions)
• Financial info: Treat as clear loan typeNo second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking
• Utilities: Electricity connectedNot in a municipal utility district
• Home design: Single-family residenceResidential propertyOne storyAttached
• Construction: Built in 1983
• Exterior features: Approximately 0.81-acre lotLocated in the Aiguier subdivisionDirections: Take Hwy 19 north of Sulphur Springs to CR 4777, go approximately 0.7 miles; house on right

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchenHigh-speed internet availableOne living areaOne dining areaRoom count: 3
• Laundry & utility: Electricity connected