711 E Oklahoma Ave · Sweetwater, TX 79556

$36,563

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 25 Days on market

Built 1990 8,799 sqft lot $48/sqft · 37% below area Est $58k · 37% under ↓ 25% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home features a surprisingly spacious layout with two dedicated bedrooms, a central sitting room, and a large utility laundry room, providing much more functionality than the standard cottage footprint The property sits on a generous, level 8,799 sq. ft. interior lot, providing a spacious backyard with plenty of room for gardening, recreation, or potential expansion. Exterior highlights include a convenient 1-car carport and a detached storage outbuilding. Located just blocks from Southeast Elementary and with easy access to Broadway St, this home is perfectly situated for those looking to invest in a piece of Sweetwater history. Whether you are a first-time buyer looking for a cozy s

Key facts

• Spacious backyard
• Central sitting room
• Spacious layout

Tags

• SPACIOUS LAYOUT
• CENTRAL SITTING ROOM
• LARGE UTILITY LAUNDRY ROOM
• GENEROUS LEVEL INTERIOR LOT
• SPACIOUS BACKYARD
• DETACHED STORAGE OUTBUILDING

Property features AI

Finance

• Other: No known restrictions
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association; Association fee frequency: Other; Community features: Other

Exterior

• Parking: No carport spaces; No covered parking; Other parking features
• Security: Other security features
• Utilities: City water; City sewer; Alley and asphalt access; Curbs
• Home design: Single-family residence; One story; Entry on main level; Facing direction not specified
• Construction: Metal roof; Built in 1990; Other construction materials; Slab foundation
• Exterior features: Covered porch(es); Private yard; Outdoor storage; Other exterior features; Cleared and grassed vegetation; Interior, level lot in a subdivision; Easements for electric, natural gas, telephone, utilities, and water lines; No dock permitted; No horses permitted

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Other kitchen equipment
• Bedrooms: Two bedrooms (both on main level)
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Electric cooling; Window unit(s)
• Interior features: Five total rooms; One living area; One dining area; Other interior features
• Laundry & utility: No laundry hookups inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $36k (1.5% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 6.1% in Sweetwater — 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 66/100 on livability (#640 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Sweetwater ISD (town): math 27% / reading 29% proficiency, ranked #681 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Ridge El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 238 students, 77% FRL) — zoned schools average 77% FRL vs 55% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 108 active listings in the ZIP; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $253 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,014 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 3.34% ✓
• Cap rate: 28.99%
• Cash-on-cash: 81.07%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $57,923
• List price: $36,563
• Delta: -36.88%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 81.3%
• Equity multiple: 4.73×
• Total profit: $38,160
• Equity at exit: $5,452

10-year hold

• IRR: 84.7%
• Equity multiple: 9.80×
• Total profit: $90,084
• Equity at exit: $3,161

Cash invested: $10,238 (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 79556

• Active inventory: 108
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$192
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $692

Break-even live

Break-even rent $347

Max offer price $36,563

Occupancy floor 38%

Sensitivity live

Price	-10% $712	-5% $702	+0% $692	+5% $681	+10% $671
Rent	-10% $595	-5% $643	+0% $692	+5% $740	+10% $788
Rate	-1.0pp $710	-0.5pp $701	base $692	+0.5pp $682	+1.0pp $673

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: $9,141
• Closing costs: $1,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $36,563 Pending 25 DOM
2. 2026-06-08
   days on market $36,563 Active 25 DOM
3. 2026-06-08
   days on market $36,563 Active 24 DOM
4. 2026-06-07
   pricedays on market $36,563 Active 23 DOM
5. 2026-06-03
   days on market $37,500 Active 20 DOM
6. 2026-06-02
   days on market $37,500 Active 19 DOM
7. 2026-06-01
   days on market $37,500 Active 18 DOM
8. 2026-05-31
   days on market $37,500 Active 17 DOM
9. 2026-05-14
   listed $49,000 Active 780-char remark
10. 2001-11-07
    soldstatus
11. 1992-08-31
    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: $810 · $68/mo
• Projected year-2 tax: $810 · $68/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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $14,676
• − Mortgage interest: −$2,048
• − Property taxes: −$810
• − Insurance: −$183
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,064
• Taxable income: $8,223
• Est. tax owed @ 24.0%: −$1,974
• After-tax cash flow: $6,327/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: Sweetwater ISD
• NCES district ID: 4842030
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $37,599
• Composite: 23.36/100
• National rank: #7912
• State rank: #681 of 826 in TX

Livability — Sweetwater

• Score: 66/100
• State rank: #640
• US rank: #12189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TX
• City population: 12,593
• Population (ZIP): 12,593

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 38% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.76%
• Current HPI: 123.8718
• 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

-25.4% since first listed

6 events — show timeline

• 2026-06-08 Pending — NTREIS
• 2026-06-06 Price Changed $36,563 NTREIS
• 2026-05-26 Price Changed $37,500 NTREIS
• 2026-05-14 Listed $49,000 NTREIS
• 2001-11-07 Sold (Public Records) — Public Records
• 1992-08-31 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $810 · +5.0% YoY. Source: county tax records.