772 Stonewood Dr · Sulphur Springs, TX 75482

$214,960

3 bd · 2.5 ba · 1,495 sqft · Townhouse · 130 Days on market

Built 2026 Excellent condition 2,483 sqft lot Garage $144/sqft · 5% below area Est $227k · 5% under $30/mo HOA · 2% of rent ↓ 2% since listing

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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 +10.5/30.0
• ARV discount +9.9/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Chesapeake floorplan in the Stonewood community offers a thoughtfully designed duplex layout that blends functionality, comfort, and modern living. Each residence features a welcoming front porch and a private one-car garage, leading into a spacious foyer and an open-concept first floor. The main level is designed for everyday living and entertaining, with a well-appointed kitchen that includes ample counter space, a pantry, and easy flow into the dining and family rooms. A convenient powder bath on the first floor adds extra comfort for guests, while the open layout creates a bright and inviting atmosphere. Upstairs, the Chesapeake offers a smartly arranged second floor with three generously sized bedrooms. The primary bedroom includes a private bath and walk-in closet, while the additional bedrooms are served by a full secondary bath. A centrally located utility room upstairs provides added convenience for daily routines. Located in the charming community of Stonewood in Sulphur Springs, the Chesapeake floorplan is ideal for those seeking low-maintenance living with thoughtful design, modern features, and a comfortable layout that fits a variety of lifestyles. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• Open floor plan
• Utility room
• Oversized shower

Tags

• OPEN FLOOR PLAN
• OVERSIZED SHOWER
• UTILITY ROOM
• INVESTMENT OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.3% below list).
• Recommended offer: $178k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Sulphur Springs — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 575 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 31% 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 130 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,854 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $226,990
• List price: $214,960
• Delta: -5.30%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Como	0.20mi	3/2.0	1,242 (-17%)	1mo	$189,900	$153	63
613 Lamar St	0.38mi	3/2.0	1,300 (-13%)	1mo	$219,000	$168	57
103 Lamar Aly	0.42mi	3/1.5	1,296 (-13%)	2mo	$135,000	$104	53
200 Whitworth St	0.59mi	3/2.0	1,643 (+10%)	3mo	$275,000	$167	52
118 Kyle St	0.82mi	2/2.0 (-1)	1,390 (-7%)	1mo	$229,000	$165	45
144 Hollie Cir	1.27mi	3/2.0	1,639 (+10%)	3mo	$235,000	$143	45
808 Jefferson St E	0.61mi	3/2.0	1,728 (+16%)	2mo	$254,999	$148	43
612 Camp St	1.29mi	3/2.0	1,721 (+15%)	0mo	$239,000	$139	38
604 Lee St	1.40mi	3/2.0	1,720 (+15%)	1mo	$199,000	$116	37
516 Locust St S	1.16mi	3/2.0	1,717 (+15%)	2mo	$59,000	$34	36
113 Hollie Cir	1.29mi	3/2.0	1,836 (+23%)	3mo	$250,000	$136	35
1519 Mockingbird Ln	1.47mi	2/1.0 (-1)	1,208 (-19%)	2mo	$85,000	$70	28

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-41,825
• Equity at exit: $32,051

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-45,298
• Equity at exit: $18,586

Cash invested: $60,189 (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: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $219,990 ($126/sqft)
• Median days on market: 1 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +20.2% above 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: 575
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$30
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-110

Break-even live

Break-even rent $1,918

Max offer price $198,971

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-36	+0% $-110	+5% $-185	+10% $-259
Rent	-10% $-251	-5% $-181	+0% $-110	+5% $-40	+10% $30
Rate	-1.0pp $-2	-0.5pp $-56	base $-110	+0.5pp $-166	+1.0pp $-223

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: $53,740
• Closing costs: $6,449
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Calvert St Sulphur Springs, TX	4.0	2.0	1704	$1,400	$0.82	18d	1	0.24mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	184d	1	0.31mi
707 Fuller St Unit C Sulphur Springs, TX	3.0	2.0	1163	$1,850	$1.59	37d	1	0.33mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	184d	1	0.53mi
417 Putman St Sulphur Springs, TX	3.0	2.0	1488	$1,700	$1.14	32d	1	0.56mi
907 Davis St S Sulphur Springs, TX	2.0	2.5	1226	$1,600	$1.31	1d	1	1.00mi
253 Locust St S Unit 2N Sulphur Springs, TX	2.0	1.0	944	$1,050	$1.11	5d	1	1.22mi
1407 Live Oak St Sulphur Springs, TX	4.0	3.0	1478	$2,300	$1.56	0d	1	1.22mi
144 Hollie Cir Sulphur Springs, TX	3.0	2.0	1639	$2,000	$1.22	15d	1	1.31mi
1435 Mockingbird Ln Sulphur Springs, TX	3.0	3.0	1764	$2,000	$1.13	51d	1	1.45mi

Property features AI

Finance

• Other: Subdivision: StonewoodDirections available
• HOA & community: Mandatory HOAHOA fee $180 semi-annuallyHOA covers management fees

Exterior

• Parking: Attached garage (1 car)1 covered parking space
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerUnderground utilities
• Home design: Residential townhouseAttached propertyTwo levelsNew construction (incomplete)
• Construction: Frame and siding constructionComposition roofSlab foundationYear built 2026
• Exterior features: Wood fencingCurbs and sidewalksConcrete surfacesUnderground utilities

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric range
• Bedrooms: Primary bedroom on level 2 (approx. 13 x 14)Bedroom on level 2 (approx. 10 x 10)Bedroom on level 2 (approx. 10 x 11)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air (electric)
• Interior features: Cable TV availableHigh-speed internet availableSmart home features

Listing history 50 events

1. 2026-11-08
   days on market $214,960 Active 130 DOM
2. 2026-11-07
   days on market $214,960 Active 129 DOM
3. 2026-11-06
   days on market $214,960 Active 128 DOM
4. 2026-11-05
   days on market $214,960 Active 127 DOM
5. 2026-11-04
   days on market $214,960 Active 126 DOM
6. 2026-11-02
   days on market $214,960 Active 124 DOM
7. 2026-11-01
   days on market $214,960 Active 123 DOM
8. 2026-10-31
   days on market $214,960 Active 122 DOM
9. 2026-10-30
   days on market $214,960 Active 121 DOM
10. 2026-10-29
    days on market $214,960 Active 120 DOM
11. 2026-10-28
    days on market $214,960 Active 119 DOM
12. 2026-10-27
    days on market $214,960 Active 118 DOM
13. 2026-10-26
    days on market $214,960 Active 117 DOM
14. 2026-10-25
    days on market $214,960 Active 116 DOM
15. 2026-10-24
    days on market $214,960 Active 115 DOM
16. 2026-10-23
    days on market $214,960 Active 114 DOM
17. 2026-10-22
    days on market $214,960 Active 113 DOM
18. 2026-10-22
    price $214,960 Active 112 DOM
19. 2026-10-21
    days on market $219,960 Active 112 DOM
20. 2026-10-20
    days on market $219,960 Active 111 DOM
21. 2026-10-20
    price $219,960 Active 110 DOM
22. 2026-10-19
    days on market $225,990 Active 110 DOM
23. 2026-10-18
    days on market $225,990 Active 109 DOM
24. 2026-10-17
    days on market $225,990 Active 108 DOM
25. 2026-10-16
    days on market $225,990 Active 107 DOM
26. 2026-10-15
    status $225,990 Active 106 DOM
27. 2026-09-11
    statusdays on market $225,990 Pending 106 DOM
28. 2026-09-05
    days on market $225,990 Active 103 DOM
29. 2026-09-04
    days on market $225,990 Active 102 DOM
30. 2026-09-03
    pricedays on market $225,990 Active 101 DOM
31. 2026-09-02
    days on market $220,990 Active 100 DOM
32. 2026-08-29
    days on market $220,990 Active 96 DOM
33. 2026-08-28
    price $220,990 Active 95 DOM
34. 2026-08-28
    days on market $211,990 Active 95 DOM
35. 2026-08-27
    days on market $211,990 Active 94 DOM
36. 2026-08-26
    days on market $211,990 Active 93 DOM
37. 2026-08-25
    days on market $211,990 Active 92 DOM
38. 2026-08-24
    days on market $211,990 Active 91 DOM
39. 2026-08-23
    days on market $211,990 Active 90 DOM
40. 2026-08-22
    days on market $211,990 Active 89 DOM
41. 2026-08-21
    days on market $211,990 Active 88 DOM
42. 2026-08-20
    days on market $211,990 Active 87 DOM
43. 2026-08-19
    days on market $211,990 Active 86 DOM
44. 2026-08-18
    days on market $211,990 Active 85 DOM
45. 2026-08-17
    days on market $211,990 Active 84 DOM
46. 2026-08-16
    days on market $211,990 Active 83 DOM
47. 2026-08-15
    days on market $211,990 Active 82 DOM
48. 2026-08-14
    pricedays on market $211,990 Active 81 DOM
49. 2026-08-13
    days on market $206,990 Active 80 DOM
50. 2026-08-11
    days on market $206,990 Active 78 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $21,342
• − Mortgage interest: −$12,041
• − Property taxes: −$3,224
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$360
• − Depreciation: −$6,253
• Taxable loss: −$5,026
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $-120/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 · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a well-maintained and attractive exterior, making it a strong candidate for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Bowie Pri F TX #2,268/4,322 Nat'l #24,950/41,679 Middle Sulphur Springs Middle D TX #512/1,662 Nat'l #4,963/14,009 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%
• 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: Subdivision: StonewoodDirections available
• HOA & community: Mandatory HOAHOA fee $180 semi-annuallyHOA covers management fees

Exterior

• Parking: Attached garage (1 car)1 covered parking space
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerUnderground utilities
• Home design: Residential townhouseAttached propertyTwo levelsNew construction (incomplete)
• Construction: Frame and siding constructionComposition roofSlab foundationYear built 2026
• Exterior features: Wood fencingCurbs and sidewalksConcrete surfacesUnderground utilities

Interior

• Kitchen: DishwasherDisposalElectric ovenElectric range
• Bedrooms: Primary bedroom on level 2 (approx. 13 x 14)Bedroom on level 2 (approx. 10 x 10)Bedroom on level 2 (approx. 10 x 11)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (natural gas)Central air (electric)
• Interior features: Cable TV availableHigh-speed internet availableSmart home features

Price history

-2.2% since first listed

3 events — show timeline

• 2026-07-03 Price Changed $221,990 Zillow
• 2026-05-25 Listed $226,990 NTREIS
• 2026-05-23 Listed $226,990 Zillow