1141 Bowie St · Sulphur Springs, TX 75482

$199,900

3 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 25 Days on market

Built 1969 0.31 ac lot $153/sqft · at area comps Est $208k · at est.

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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 +13.9/30.0
• ARV discount +9.2/15.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• 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 MLS

The living is easy in this beautifully built home located in a peaceful, friendly neighborhood with a spacious living area perfect for a growing family. Affordably priced, this floor plan encompasses three bedrooms, two full bathrooms, and a large living room that conveniently flows through to the kitchen and dining area perfect for family time or entertaining guests. This lovely property provides two large storage sheds in the spacious backyard perfect for a guest house, man cave, or she shed. Enjoy this country, cozy living space located in the well sought after Sulphur Springs ISD and in close proximity to dining, shopping, and entertainment.

Key facts

• Workout room
• Storage building
• Large yard

Tags

• CORNER LOT
• LARGE YARD
• STORAGE BUILDING
• HOME OFFICE
• WORKOUT ROOM
• CRAFT SPACE

Property features AI

Finance

• Financial info: No second mortgage; Listing is real estate owned (REO)
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1969; Not attached to other properties
• Construction: Year built: 1969
• Exterior features: Lot less than 0.5 acre (approximately 0.31 acres); Located in the Murray subdivision; Cul-de-sac location (directions indicate the house is on the right in the cul-de-sac)

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: One-level layout; Living area of 1306; Living room; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $22 ($258/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (8.1% below list).
• Recommended offer: $184k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 384 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $6k 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 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• 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 $183,738 (8.1% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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?
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: 0.92% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $207,945
• List price: $199,900
• Delta: -0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Radio Rd	0.08mi	3/2.0	1,421 (+9%)	1mo	$147,500	$104	81
500 Sprite Dr	0.28mi	3/2.0	1,390 (+6%)	6mo	$219,000	$158	71
1200 Carter St	0.05mi	3/1.0	1,420 (+9%)	17mo	$150,000	$106	65
913 Fisher St	0.58mi	3/1.0	1,374 (+5%)	2mo	$175,000	$127	59
212 Beckham St W	0.59mi	3/2.0	1,461 (+12%)	1mo	$245,000	$168	52
136 Lee St	0.55mi	3/2.0	1,444 (+11%)	8mo	$210,000	$145	50
1024 Davis St S	0.63mi	3/2.0	1,240 (-5%)	16mo	$212,900	$172	49
210 Calvert St	0.70mi	3/2.0	1,473 (+13%)	2mo	$195,500	$133	44
834 Cranford St	0.71mi	2/1.0 (-1)	1,344 (+3%)	13mo	$169,900	$126	42
303 Ardis St	0.59mi	3/2.0	1,472 (+13%)	12mo	$215,000	$146	42
908 Fisher St	0.55mi	2/1.0 (-1)	1,147 (-12%)	7mo	$180,000	$157	39
466 Cypress	0.73mi	4/2.0 (+1)	1,473 (+13%)	8mo	$249,174	$169	33

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,964
• Equity at exit: $29,806

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-24,963
• Equity at exit: $17,284

Cash invested: $55,972 (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: 384
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$298 /mo · $3,581/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $22

Break-even live

Break-even rent $1,810

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $78	+0% $22	+5% $-35	+10% $-92
Rent	-10% $-124	-5% $-51	+0% $22	+5% $94	+10% $167
Rate	-1.0pp $122	-0.5pp $72	base $22	+0.5pp $-30	+1.0pp $-83

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.50mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	45d	1	0.82mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	45d	1	1.27mi

Listing history 34 events

1. 2026-06-22
   days on market $199,900 Active 25 DOM
2. 2026-06-21
   days on market $199,900 Active 24 DOM
3. 2026-06-19
   days on market $199,900 Active 22 DOM
4. 2026-06-18
   days on market $199,900 Active 21 DOM
5. 2026-06-17
   days on market $199,900 Active 20 DOM
6. 2026-06-16
   days on market $199,900 Active 19 DOM
7. 2026-06-15
   days on market $199,900 Active 18 DOM
8. 2026-06-14
   days on market $199,900 Active 16 DOM
9. 2026-06-12
   days on market $199,900 Active 15 DOM
10. 2026-06-09
    days on market $199,900 Active 12 DOM
11. 2026-06-08
    days on market $199,900 Active 11 DOM
12. 2026-06-07
    days on market $199,900 Active 10 DOM
13. 2026-06-07
    days on market $199,900 Active 9 DOM
14. 2026-06-03
    days on market $199,900 Active 6 DOM
15. 2026-06-02
    days on market $199,900 Active 5 DOM
16. 2026-06-01
    days on market $199,900 Active 4 DOM
17. 2026-05-31
    days on market $199,900 Active 3 DOM
18. 2026-05-30
    days on market $199,900 Active 2 DOM
19. 2026-04-07
    price $207,000
20. 2026-01-20
    price $209,900
21. 2025-11-05
    price $215,000
22. 2025-09-19
    price $219,000
23. 2025-05-29
    price $224,000
24. 2025-05-05
    listed $229,000 Active
25. 2023-07-20
    soldstatus
26. 2023-07-18
    soldstatus Closed 653-char remark

    Show marketing remark (653 chars)

    The living is easy in this beautifully built home located in a peaceful, friendly neighborhood with a spacious living area perfect for a growing family. Affordably priced, this floor plan encompasses three bedrooms, two full bathrooms, and a large living room that conveniently flows through to the kitchen and dining area perfect for family time or entertaining guests. This lovely property provides two large storage sheds in the spacious backyard perfect for a guest house, man cave, or she shed. Enjoy this country, cozy living space located in the well sought after Sulphur Springs ISD and in close proximity to dining, shopping, and entertainment.

27. 2023-06-20
    status Pending 653-char remark

    Show marketing remark (653 chars)

    The living is easy in this beautifully built home located in a peaceful, friendly neighborhood with a spacious living area perfect for a growing family. Affordably priced, this floor plan encompasses three bedrooms, two full bathrooms, and a large living room that conveniently flows through to the kitchen and dining area perfect for family time or entertaining guests. This lovely property provides two large storage sheds in the spacious backyard perfect for a guest house, man cave, or she shed. Enjoy this country, cozy living space located in the well sought after Sulphur Springs ISD and in close proximity to dining, shopping, and entertainment.

28. 2023-06-15
    historical Active Option Contract 653-char remark

    Show marketing remark (653 chars)

    The living is easy in this beautifully built home located in a peaceful, friendly neighborhood with a spacious living area perfect for a growing family. Affordably priced, this floor plan encompasses three bedrooms, two full bathrooms, and a large living room that conveniently flows through to the kitchen and dining area perfect for family time or entertaining guests. This lovely property provides two large storage sheds in the spacious backyard perfect for a guest house, man cave, or she shed. Enjoy this country, cozy living space located in the well sought after Sulphur Springs ISD and in close proximity to dining, shopping, and entertainment.

29. 2023-06-10
    listed $185,000 Active 653-char remark

    Show marketing remark (653 chars)

    The living is easy in this beautifully built home located in a peaceful, friendly neighborhood with a spacious living area perfect for a growing family. Affordably priced, this floor plan encompasses three bedrooms, two full bathrooms, and a large living room that conveniently flows through to the kitchen and dining area perfect for family time or entertaining guests. This lovely property provides two large storage sheds in the spacious backyard perfect for a guest house, man cave, or she shed. Enjoy this country, cozy living space located in the well sought after Sulphur Springs ISD and in close proximity to dining, shopping, and entertainment.

30. 2022-01-04
    soldstatus
31. 2021-12-30
    soldstatus Sold
32. 2021-12-07
    status Pending
33. 2021-11-29
    historical Active Option Contract
34. 2021-11-25
    listed $175,000 Active

ⓘ 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: $3,581 · $298/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$77/yr (+$6/mo · 2.2%)

ⓘ 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 ≥109°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: $22,049
• − Mortgage interest: −$11,198
• − Property taxes: −$3,581
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$5,815
• Taxable loss: −$3,072
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $996/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

+14.2% since first listed

17 events — show timeline

• 2026-05-28 Listed $199,900 NTREIS
• 2026-04-07 Price Changed $207,000 NTREIS
• 2026-01-20 Price Changed $209,900 NTREIS
• 2025-11-05 Price Changed $215,000 NTREIS
• 2025-09-19 Price Changed $219,000 NTREIS
• 2025-05-29 Price Changed $224,000 NTREIS
• 2025-05-05 Listed $229,000 NTREIS
• 2023-07-20 Sold (Public Records) — Public Records
• 2023-07-18 Sold (MLS) — NTREIS
• 2023-06-20 Pending — NTREIS
• 2023-06-15 Contingent — NTREIS
• 2023-06-10 Listed $185,000 NTREIS
• 2022-01-04 Sold (Public Records) — Public Records
• 2021-12-30 Sold (MLS) — NTREIS
• 2021-12-07 Pending — NTREIS
• 2021-11-29 Contingent — NTREIS
• 2021-11-25 Listed $175,000 NTREIS

Property tax history

+5.3%/yr

Latest (2025): $3,581 · -1.9% YoY. Source: county tax records.