208 Anglin St · Sulphur Springs, TX 75482

$129,900

4 bd · 2.0 ba · 2,596 sqft · SingleFamily public records · 77 Days on market

Built 1955 10,106 sqft lot $50/sqft · 60% below area ↓ 43% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

208 And 210 Anglin is a Duplex set up as two 2 bedrooms 1 bath units on Corner lot, close to shopping! 208 Anglin has two living rooms, 2 dining rooms, 2 bedrooms, plus a huge eat in kitchen so it could easily become a 4 bedroom or split into a triplex? Was once an extraordinary duplex and could be again! Priced to sell!! Current Rent rates definitely have room for improvement!

Key facts

• 0.23 acre lot
• 4 parking spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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+, schools D, amenities 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.
• Market conditions: 378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $898 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.54% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 5.4

CMA / ARV

• ARV (median comp): $324,647
• List price: $129,900
• Delta: -59.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 S Davis	0.43mi	4/2.0	2,218 (-15%)	3mo	$285,000	$128	54
500 Oak Ave	0.24mi	4/2.0	2,231 (-14%)	18mo	$315,000	$141	51
1325 Carter St	0.71mi	4/2.0	2,292 (-12%)	2mo	$265,000	$116	45

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $16,323
• Equity at exit: $19,369

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $62,582
• Equity at exit: $11,231

Cash invested: $36,372 (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: 378
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$257 /mo · $3,089/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $585

Break-even live

Break-even rent $1,257

Max offer price $129,900

Occupancy floor 66%

Sensitivity live

Price	-10% $659	-5% $622	+0% $585	+5% $549	+10% $512
Rent	-10% $428	-5% $506	+0% $585	+5% $664	+10% $743
Rate	-1.0pp $651	-0.5pp $618	base $585	+0.5pp $552	+1.0pp $517

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Kelli Cir Sulphur Springs, TX	3.0	2.5	2218	$2,700	$1.22	44d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $129,900 Active 77 DOM
2. 2026-06-18
   days on market $129,900 Active 76 DOM
3. 2026-06-17
   days on market $129,900 Active 75 DOM
4. 2026-06-16
   days on market $129,900 Active 74 DOM
5. 2026-06-15
   days on market $129,900 Active 73 DOM
6. 2026-06-14
   days on market $129,900 Active 71 DOM
7. 2026-06-12
   days on market $129,900 Active 70 DOM
8. 2026-06-09
   days on market $129,900 Active 67 DOM
9. 2026-06-08
   days on market $129,900 Active 66 DOM
10. 2026-06-07
    days on market $129,900 Active 65 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    days on market $129,900 Active 64 DOM
13. 2026-06-03
    days on market $129,900 Active 61 DOM
14. 2026-06-02
    days on market $129,900 Active 60 DOM
15. 2026-06-01
    days on market $129,900 Active 59 DOM
16. 2026-05-31
    days on market $129,900 Active 58 DOM
17. 2026-05-30
    days on market $129,900 Active 57 DOM
18. 2026-04-03
    price $129,900 380-char remark

    Show marketing remark (380 chars)

    208 And 210 Anglin is a Duplex set up as two 2 bedrooms 1 bath units on Corner lot, close to shopping! 208 Anglin has two living rooms, 2 dining rooms, 2 bedrooms, plus a huge eat in kitchen so it could easily become a 4 bedroom or split into a triplex? Was once an extraordinary duplex and could be again! Priced to sell!! Current Rent rates definitely have room for improvement!

19. 2026-04-03
    listed $229,900 Active 380-char remark

    Show marketing remark (380 chars)

    208 And 210 Anglin is a Duplex set up as two 2 bedrooms 1 bath units on Corner lot, close to shopping! 208 Anglin has two living rooms, 2 dining rooms, 2 bedrooms, plus a huge eat in kitchen so it could easily become a 4 bedroom or split into a triplex? Was once an extraordinary duplex and could be again! Priced to sell!! Current Rent rates definitely have room for improvement!

20. 2005-10-14
    soldstatus
21. 2002-12-12
    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: $3,089 · $257/mo
• Projected year-2 tax: $3,089 · $257/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥109°F today · 21 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: $23,972
• − Mortgage interest: −$7,276
• − Property taxes: −$3,089
• − Insurance: −$650
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$3,779
• Taxable income: $5,342
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $5,742/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

-43.5% since first listed

4 events — show timeline

• 2026-04-03 Price Changed $129,900 NTREIS
• 2026-04-03 Listed $229,900 NTREIS
• 2005-10-14 Sold (Public Records) — Public Records
• 2002-12-12 Sold (Public Records) — Public Records

Property tax history

+10.3%/yr

Latest (2025): $3,089 · +79.2% YoY. Source: county tax records.