920 E Lewis St · Sinton, TX 78387

$189,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 33 Days on market

Built 1948 7,250 sqft lot Est $214k · 12% under

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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 +14.1/30.0
• ARV discount +12.7/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

Key facts

• Storage shed
• Mature trees
• 7,250 sq ft lot

Tags

• SPACIOUS LAUNDRY ROOM
• LARGE FENCED BACKYARD
• STORAGE SHED
• MATURE TREES
• WALKING DISTANCE TO SCHOOLS

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-story; Front entry
• Construction: Wood siding; Shingle roof; Pillar/post/pier foundation; Built with 1 story
• Exterior features: Wood fencing; Subdivided lot

Interior

• Kitchen: Dishwasher; Free-standing range; Garbage disposal
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Open floorplan; Breakfast bar
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $26 ($314/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 $175k (7.4% below list).
• Recommended offer: $175k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Sinton — 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 65/100 on livability (#667 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, amenities F, commute F.
• Sinton ISD (town): math 27% / reading 35% proficiency, ranked #601 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

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.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.
• Current owner paid $49k; list at $189k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $175,000 (7.4% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 F-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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $213,840
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 E Merriman St	0.51mi	3/2.0 (-1)	1,301 (+0%)	2mo	$60,000	$46	69
1012 E Market St	0.22mi	3/2.0 (-1)	1,452 (+12%)	3mo	$240,000	$165	62
113 N Pirate Blvd	0.24mi	3/2.0 (-1)	1,325 (+2%)	22mo	$175,000	$132	62
812 Hamilton St	0.12mi	3/2.0 (-1)	1,120 (-14%)	7mo	$195,500	$175	61
805 Hamilton St	0.12mi	3/2.0 (-1)	1,424 (+10%)	17mo	$105,900	$74	59
117 Moonlite	0.53mi	3/1.0 (-1)	1,344 (+4%)	7mo	$189,900	$141	55
621 E Merriman St	0.46mi	3/2.0 (-1)	1,170 (-10%)	13mo	$165,750	$142	47
606 Avenue F	0.71mi	4/2.0	1,148 (-11%)	10mo	$199,900	$174	40
925 E 4th St	0.67mi	3/2.0 (-1)	1,347 (+4%)	22mo	$239,000	$177	38
113 W Welder St	0.71mi	3/2.0 (-1)	1,152 (-11%)	11mo	$225,000	$195	34

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-28,905
• Equity at exit: $28,181

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-22,794
• Equity at exit: $16,341

Cash invested: $52,920 (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 78387

• Active inventory: 160
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$286 /mo · $3,438/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $26

Break-even live

Break-even rent $1,717

Max offer price $189,000

Occupancy floor 94%

Sensitivity live

Price	-10% $133	-5% $80	+0% $26	+5% $-27	+10% $-81
Rent	-10% $-112	-5% $-43	+0% $26	+5% $95	+10% $164
Rate	-1.0pp $121	-0.5pp $74	base $26	+0.5pp $-23	+1.0pp $-73

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	21d	1	0.99mi

Listing history 40 events

1. 2026-06-21
   days on market $189,000 Active 33 DOM
2. 2026-06-18
   days on market $189,000 Active 31 DOM
3. 2026-06-17
   days on market $189,000 Active 30 DOM
4. 2026-06-16
   days on market $189,000 Active 29 DOM
5. 2026-06-15
   days on market $189,000 Active 28 DOM
6. 2026-06-15
   days on market $189,000 Active 27 DOM
7. 2026-06-13
   days on market $189,000 Active 26 DOM
8. 2026-06-12
   days on market $189,000 Active 25 DOM
9. 2026-06-09
   days on market $189,000 Active 22 DOM
10. 2026-06-08
    days on market $189,000 Active 21 DOM
11. 2026-06-08
    days on market $189,000 Active 20 DOM
12. 2026-06-05
    days on market $189,000 Active 18 DOM
13. 2026-06-03
    days on market $189,000 Active 16 DOM
14. 2026-06-02
    days on market $189,000 Active 15 DOM
15. 2026-06-01
    days on market $189,000 Active 14 DOM
16. 2026-05-31
    days on market $189,000 Active 13 DOM
17. 2026-05-18
    listed $189,000 Active
18. 2021-05-11
    soldstatus
19. 2020-11-05
    historical 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

20. 2020-11-03
    soldstatus Closed 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

21. 2020-11-03
    soldstatus

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

22. 2020-10-04
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

23. 2020-09-30
    historical 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

24. 2020-09-27
    status Pending 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

25. 2020-09-17
    historical Active Under Contract 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

26. 2020-09-16
    listed $85,000 Active 177-char remark

    Show marketing remark (177 chars)

    This adorable great starter home or for an investor. Three bedroom, two bath, nice size living room all rooms have ceiling fans and fenced in big yard. Home is being sold As-is.

27. 2020-09-02
    historical
28. 2020-02-18
    price $85,000
29. 2019-12-27
    price $95,000
30. 2019-12-02
    price $100,000
31. 2019-09-25
    price $110,000
32. 2019-08-31
    price $115,000
33. 2019-08-09
    listed $125,000 Active
34. 2006-02-10
    soldstatus
35. 2005-11-05
    listed $39,900
36. 2005-10-26
    historical
37. 2005-06-03
    listed $46,900
38. 2005-05-12
    listed $46,900
39. 2002-07-29
    soldstatus $49,300
40. 1995-02-28
    soldstatus $35,000

ⓘ 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: $3,438 · $286/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$21/yr (+$2/mo · 0.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$10,587
• − Property taxes: −$3,438
• − Insurance: −$945
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,498
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $992/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: Sinton ISD
• NCES district ID: 4840350
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $44,618
• Composite: 26.49/100
• National rank: #7208
• State rank: #601 of 826 in TX

Livability — Sinton

• Score: 65/100
• State rank: #667
• US rank: #12510

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sinton, TX
• Population (ZIP): 9,604

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 149.9517
• Rent YoY: —
• Metro: —
• 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

+440.0% since first listed

24 events — show timeline

• 2026-05-18 Listed $189,000 CBMLS
• 2021-05-11 Sold (Public Records) — Public Records
• 2020-11-05 Delisted — CBMLS
• 2020-11-03 Sold (Public Records) — Public Records
• 2020-11-03 Sold (MLS) — CBMLS
• 2020-10-04 Pending — CBMLS
• 2020-09-30 Delisted — CBMLS
• 2020-09-27 Pending — CBMLS
• 2020-09-17 Contingent — CBMLS
• 2020-09-16 Listed $85,000 CBMLS
• 2020-09-02 Delisted — CBMLS
• 2020-02-18 Price Changed $85,000 CBMLS
• 2019-12-27 Price Changed $95,000 CBMLS
• 2019-12-02 Price Changed $100,000 CBMLS
• 2019-09-25 Price Changed $110,000 CBMLS
• 2019-08-31 Price Changed $115,000 CBMLS
• 2019-08-09 Listed $125,000 CBMLS
• 2006-02-10 Sold (MLS) — CBMLS
• 2005-11-05 Listed $39,900 CBMLS
• 2005-10-26 Listing Removed — LERA
• 2005-06-03 Listed $46,900 LERA
• 2005-05-12 Listed $46,900 CBMLS
• 2002-07-29 Sold (Public Records) $49,300 Public Records
• 1995-02-28 Sold (Public Records) $35,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,438 · -1.8% YoY. Source: county tax records.