801 Pampa St · Sulphur Springs, TX 75482

$189,900

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 107 Days on market

Built 1978 0.50 ac lot $96/sqft · 17% below area Est $228k · 17% under ↓ 29% since listing

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• 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

3-2-2 Brick on large corner lot, near school and churches that sports a wood burning fireplace, walk-in shower, CHA CGAS Heat), ceiling fans, roof replaced a few years ago, gas water heater replaced in 2024 and foundation work in 2021 (P&B) House needs some updating and priced accordingly. Come take a look and us an offer!!!

Key facts

• Foundation work
• Walk-in shower
• 0.5 acre lot

Tags

• WOOD BURNING FIREPLACE
• WALK-IN SHOWER
• GAS WATER HEATER REPLACED
• FOUNDATION WORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 2 comparable units currently listed for rent nearby; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 107 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.11% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (median comp): $228,469
• List price: $189,900
• Delta: -16.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Pampa St	0.18mi	3/2.0	2,109 (+6%)	19mo	$219,000	$104	65
612 Plano St	0.24mi	3/2.0	2,187 (+10%)	9mo	$255,000	$117	64
716 Lee St	0.07mi	3/2.0	1,688 (-15%)	14mo	$239,900	$142	61
619 Texas St	0.69mi	3/2.0	1,752 (-12%)	9mo	$285,000	$163	41
304 Lee St	0.57mi	3/2.0	1,732 (-12%)	22mo	$254,900	$147	35
328 League St S	0.65mi	2/2.0 (-1)	2,152 (+9%)	20mo	$135,000	$63	34
242 Parkins St	0.75mi	3/2.0	2,167 (+9%)	19mo	$262,500	$121	33
1438 Southland St	0.74mi	3/2.0	1,730 (-13%)	17mo	$250,000	$145	30

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-12,904
• Equity at exit: $28,315

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $11,998
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$318 /mo · $3,821/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $279

Break-even live

Break-even rent $1,764

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Arbala Rd Sulphur Springs, TX	1.0–3.0	1.0–2.0	985	$1,874	$1.90	43d	10	0.83mi
302 Kelli Cir Sulphur Springs, TX	3.0	2.5	2218	$2,700	$1.22	43d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $189,900 Active 107 DOM
2. 2026-06-18
   days on market $189,900 Active 106 DOM
3. 2026-06-17
   days on market $189,900 Active 105 DOM
4. 2026-06-16
   days on market $189,900 Active 104 DOM
5. 2026-06-15
   days on market $189,900 Active 103 DOM
6. 2026-06-14
   days on market $189,900 Active 101 DOM
7. 2026-06-12
   days on market $189,900 Active 100 DOM
8. 2026-06-09
   days on market $189,900 Active 97 DOM
9. 2026-06-08
   days on market $189,900 Active 96 DOM
10. 2026-06-07
    days on market $189,900 Active 95 DOM
11. 2026-06-07
    days on market $189,900 Active 94 DOM
12. 2026-06-03
    days on market $189,900 Active 91 DOM
13. 2026-06-02
    days on market $189,900 Active 90 DOM
14. 2026-06-01
    days on market $189,900 Active 89 DOM
15. 2026-05-31
    days on market $189,900 Active 88 DOM
16. 2026-05-30
    days on market $189,900 Active 87 DOM
17. 2026-05-15
    price $189,000 330-char remark

    Show marketing remark (330 chars)

    3-2-2 Brick on large corner lot, near school and churches that sports a wood burning fireplace, walk-in shower, CHA CGAS Heat), ceiling fans, roof replaced a few years ago, gas water heater replaced in 2024 and foundation work in 2021 (P&B) House needs some updating and priced accordingly. Come take a look and us an offer!!!

18. 2026-03-04
    listed $210,000 Active 330-char remark

    Show marketing remark (330 chars)

    3-2-2 Brick on large corner lot, near school and churches that sports a wood burning fireplace, walk-in shower, CHA CGAS Heat), ceiling fans, roof replaced a few years ago, gas water heater replaced in 2024 and foundation work in 2021 (P&B) House needs some updating and priced accordingly. Come take a look and us an offer!!!

19. 2026-02-19
    historical
20. 2025-12-06
    price $259,500
21. 2025-10-01
    listed $265,000 Active

ⓘ 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: $3,821 · $318/mo
• Projected year-2 tax: $3,821 · $318/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 7 d/yr ≥110°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: $25,407
• − Mortgage interest: −$10,637
• − Property taxes: −$3,821
• − Insurance: −$950
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$5,524
• Taxable income: $410
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $3,253/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

-28.7% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $189,000 NTREIS
• 2026-03-04 Listed $210,000 NTREIS
• 2026-02-19 Listing Removed — NTREIS
• 2025-12-06 Price Changed $259,500 NTREIS
• 2025-10-01 Listed $265,000 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $3,821 · +0.2% YoY. Source: county tax records.