312 Radio Rd · Sulphur Springs, TX 75482

$147,500

3 bd · 2.0 ba · 1,421 sqft · SingleFamily public records · 31 Days on market

Built 1956 0.33 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.6/10.0
• 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

This older 3-bedroom, 2-bath home, in an established area, features an open kitchen, dining, and living area, along with large bedrooms. Other features include central heat & air, and ceiling fans. There is an abundance of counterspace, cabinet storage, a breakfast bar, and a covered carport with an attached, separate laundry room. The home is situated on a . 32-acre lot with a treed, fenced backyard, covered patio, and a storage shed. The home has a handicap ramp and offers some accessibility features. This home would be a good opportunity for a DIY buyer or investor. The home needs updates and repairs, and is being sold as-is.

Key facts

• Central heat
• Ceiling fans
• Dining area

Tags

• OPEN KITCHEN
• DINING AREA
• LIVING AREA
• CENTRAL HEAT
• AIR
• CEILING FANS

Property features AI

Finance

• Financial info: Listing terms include Cash and Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) and driveway; no garage; 1 covered/carport space
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter / natural gas available; Cable available; Overhead utilities; Concrete curbs
• Home design: Single-family residence; One story; Accessory unit on the property; Accessible approach with ramp, accessible full bath and accessible bedroom; Smoke detectors installed
• Construction: Built in 1956; Brick and siding construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered front porch; Covered patio; Storage; Chain link fencing in back yard; Landscaped yard with many trees and large grassy backyard

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Vented exhaust fan; Galley kitchen with breakfast bar and built-in cabinets
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with medicine cabinet and walk-in closet
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Space heater; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Built-in features; Tile counters; Cable TV available; High speed internet available; Plantation shutters; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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+, 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: Bowie Pri (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 319 students, 62% FRL).
• Market conditions: 382 active listings in the ZIP; 3 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $143,075 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $206,045
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Radio Rd	0.00mi	3/2.0	1,421 (0%)	1mo	$147,500	$104	100
500 Sprite Dr	0.20mi	3/2.0	1,390 (-2%)	6mo	$219,000	$158	82
136 Lee St	0.51mi	3/2.0	1,444 (+2%)	8mo	$210,000	$145	66
212 Beckham St W	0.66mi	3/2.0	1,461 (+3%)	1mo	$245,000	$168	64
913 Fisher St	0.60mi	3/1.0	1,374 (-3%)	2mo	$175,000	$127	61
612 Lamar St	0.51mi	3/2.0	1,550 (+9%)	3mo	$224,000	$145	58
318 Whitworth St	0.48mi	3/2.0	1,545 (+9%)	6mo	$240,000	$155	58
309 W Beckham St W	0.60mi	3/2.0	1,550 (+9%)	3mo	$224,000	$145	54
303 Ardis St	0.66mi	3/2.0	1,472 (+4%)	12mo	$215,000	$146	54
200 Whitworth St	0.57mi	3/1.0	1,514 (+6%)	8mo	$75,000	$50	52
307 W Beckham St	0.60mi	3/2.0	1,550 (+9%)	8mo	$240,000	$155	50
1015 Fisher St	0.59mi	2/1.5 (-1)	1,559 (+10%)	7mo	$75,000	$48	44

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,938
• Equity at exit: $21,993

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $37,236
• Equity at exit: $12,753

Cash invested: $41,300 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $421

Break-even live

Break-even rent $1,320

Max offer price $147,500

Occupancy floor 72%

Sensitivity live

Price	-10% $504	-5% $462	+0% $421	+5% $379	+10% $337
Rent	-10% $274	-5% $348	+0% $421	+5% $494	+10% $567
Rate	-1.0pp $495	-0.5pp $458	base $421	+0.5pp $383	+1.0pp $344

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: $36,875
• Closing costs: $4,425
• 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	44d	1	0.65mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	0.94mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	1.36mi

Listing history 4 events

1. 2026-05-04
   status Pending
2. 2026-04-16
   historical Active Option Contract
3. 2026-04-03
   listed $147,500 Active
4. 1992-11-25
   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: $2,492 · $208/mo
• Projected year-2 tax: $2,699 · $225/mo
• Expected delta: +$208/yr (+$17/mo · 8.3%)

ⓘ 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: $22,228
• − Mortgage interest: −$8,262
• − Property taxes: −$2,492
• − Insurance: −$738
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$4,291
• Taxable income: $2,889
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $4,355/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

4 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-16 Contingent — NTREIS
• 2026-04-03 Listed $147,500 NTREIS
• 1992-11-25 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,492 · -0.8% YoY. Source: county tax records.