721 E Lewis St · Sinton, TX 78387

$115,000

3 bd · 2.0 ba · 1,136 sqft · SingleFamily public records · 4 Days on market

Built 1950 9,188 sqft lot Est $186k · 38% 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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.9/10.0
• 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

Attention first-time homebuyers, investors, and handy buyers! This 3-bedroom, 2-bath home offers endless potential and features covered parking plus guest quarters for added flexibility. Centrally located in Sinton, you'll enjoy convenient access to schools, including the future new high school, and quick access to major highways. Don't miss this opportunity to own in one of South Texas' fastest-growing communities. With the arrival of Steel Dynamics and ongoing development throughout the area, Sinton continues to experience significant growth and investment. Whether you're looking for a starter home, rental property, or renovation project, this property is full of possibilities. Property i

Key facts

• Guest quarters
• Covered parking
• 9,188 sq ft lot

Tags

• COVERED PARKING
• GUEST QUARTERS
• CONVENIENT ACCESS TO SCHOOLS
• QUICK ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Covered carport; Front entry and rear/side off-street parking; On-street parking
• Utilities: Natural gas available; Phone service available; Public water; Public sewer
• Home design: Single-story property; Pillar/post/pier foundation; Shingle roof; Vinyl and wood siding
• Construction: Built with vinyl and wood siding; Shingle roof; Pillar/post/pier foundation
• Exterior features: Storage; Workshop; Chain link fence; Landscaped, interior lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Window unit heating; Gas cooling; Window unit cooling
• Interior features: Cable TV; Additional living quarters
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.0% 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: 159 active listings in the ZIP; 2 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1950 — 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 $115,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.49% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.27%
• DSCR: 1.59
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $186,304
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Hamilton St	0.06mi	3/2.0	1,120 (-1%)	7mo	$195,500	$175	89
800 Hamilton St	0.09mi	2/1.0 (-1)	1,139 (+0%)	6mo	$135,000	$119	82
621 E Merriman St	0.43mi	3/2.0	1,170 (+3%)	13mo	$165,750	$142	64
113 W Welder St	0.54mi	3/2.0	1,152 (+1%)	11mo	$225,000	$195	63
606 Avenue F	0.70mi	4/2.0 (+1)	1,148 (+1%)	10mo	$199,900	$174	53
600 E Merriman St	0.48mi	3/2.0	1,301 (+14%)	2mo	$60,000	$46	52
400 Avenue B	0.66mi	3/2.0	1,096 (-4%)	14mo	$179,999	$164	52
408 Avenue D	0.60mi	3/1.0	1,005 (-12%)	2mo	$185,500	$185	47
509 Avenue B	0.71mi	3/2.0	1,202 (+6%)	20mo	$165,000	$137	41

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,185
• Equity at exit: $17,147

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $33,443
• Equity at exit: $9,943

Cash invested: $32,200 (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: 159
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$344 /mo · $4,134/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $356

Break-even live

Break-even rent $1,260

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	13d	1	0.22mi
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	21d	1	0.92mi

Listing history 5 events

1. 2026-06-18
   days on market $115,000 Active 4 DOM
2. 2026-06-17
   days on market $115,000 Active 3 DOM
3. 2026-06-16
   days on market $115,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $115,000 Active 1 DOM

ⓘ 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: $4,134 · $344/mo
• Projected year-2 tax: $4,134 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,528
• − Mortgage interest: −$6,442
• − Property taxes: −$4,134
• − Insurance: −$575
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$3,345
• Taxable income: $2,747
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,612/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

1 event — show timeline

• 2026-06-10 Listed $115,000 CBMLS

Property tax history

+9.0%/yr

Latest (2025): $4,134 · -6.9% YoY. Source: county tax records.