616 Main St · Sulphur Springs, TX 75482

$150,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 81 Days on market

Built 1940 10,498 sqft lot $97/sqft · 12% below area Est $171k · 12% 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 +27.3/30.0
• ARV discount +12.9/15.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• 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

While this property requires some tender loving care, its untapped potential is undeniable. With a keen eye for design and a vision for the future, you can transform this duplex into a remarkable living space, a profitable rental property, or a thriving business venture. It benefits from high visibility and easy accessibility. Its prime location ensures that your investment will always be in high demand, attracting a diverse range of tenants or customers. The layout allows for independent operations on each side. Including 2 kitchens, 2 living rooms, 2 baths, and 3 bedrooms total. The flexibility of the zoning allows for a multitude of possibilities, including retail shops, offices, restaurant, or a combination of residential and commercial spaces. Perfect addition to any portfolio or someone ready for their first investment opportunity. Bring your creativity, your tools, and your dreams to unlock the hidden gem within this duplex and make your mark in Sulphur Springs! Tenant-occupied.

Key facts

• 0.24 acre lot
• Built 1940
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% 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 $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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1940 — 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: 1.25% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $170,620
• List price: $150,000
• Delta: -12.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Goodman St	0.15mi	3/2.0	1,416 (-8%)	2mo	$250,000	$177	78
128 Goodman St	0.16mi	3/2.0	1,416 (-8%)	7mo	$250,000	$177	73
613 Houston St	0.40mi	3/2.0	1,571 (+2%)	11mo	$179,000	$114	69
606 Ingram St	0.20mi	3/2.0	1,433 (-7%)	13mo	$234,900	$164	68
405 Houston St	0.45mi	2/2.0 (-1)	1,563 (+2%)	9mo	$239,900	$153	64
209 Ardis St	0.69mi	3/2.0	1,550 (+1%)	12mo	$246,000	$159	56
212 Beckham St W	0.74mi	3/2.0	1,461 (-5%)	1mo	$245,000	$168	56
303 Ardis St	0.70mi	3/2.0	1,472 (-4%)	12mo	$215,000	$146	50
409 S Moore St	0.41mi	4/2.0 (+1)	1,711 (+11%)	11mo	$299,900	$175	48
619 Texas St	0.55mi	3/2.0	1,752 (+14%)	9mo	$285,000	$163	44
709 Cranford St	0.53mi	3/2.0	1,347 (-12%)	14mo	$249,950	$186	42
834 Cranford St	0.73mi	2/1.0 (-1)	1,344 (-13%)	13mo	$169,900	$126	25

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,318
• Equity at exit: $22,365

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $38,555
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $433

Break-even live

Break-even rent $1,325

Max offer price $150,000

Occupancy floor 72%

Sensitivity live

Price	-10% $518	-5% $476	+0% $433	+5% $391	+10% $348
Rent	-10% $285	-5% $359	+0% $433	+5% $507	+10% $581
Rate	-1.0pp $509	-0.5pp $471	base $433	+0.5pp $394	+1.0pp $355

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	0.57mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.79mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	1.16mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.27mi

Listing history 23 events

1. 2026-06-19
   days on market $150,000 Active 81 DOM
2. 2026-06-18
   days on market $150,000 Active 80 DOM
3. 2026-06-17
   days on market $150,000 Active 79 DOM
4. 2026-06-16
   days on market $150,000 Active 78 DOM
5. 2026-06-15
   days on market $150,000 Active 77 DOM
6. 2026-06-14
   days on market $150,000 Active 75 DOM
7. 2026-06-12
   days on market $150,000 Active 74 DOM
8. 2026-06-09
   days on market $150,000 Active 71 DOM
9. 2026-06-08
   days on market $150,000 Active 70 DOM
10. 2026-06-07
    days on market $150,000 Active 69 DOM
11. 2026-06-07
    days on market $150,000 Active 68 DOM
12. 2026-06-03
    days on market $150,000 Active 65 DOM
13. 2026-06-02
    days on market $150,000 Active 64 DOM
14. 2026-06-01
    days on market $150,000 Active 63 DOM
15. 2026-05-31
    days on market $150,000 Active 62 DOM
16. 2026-05-30
    days on market $150,000 Active 61 DOM
17. 2026-03-30
    listed $150,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    While this property requires some tender loving care, its untapped potential is undeniable. With a keen eye for design and a vision for the future, you can transform this duplex into a remarkable living space, a profitable rental property, or a thriving business venture. It benefits from high visibility and easy accessibility. Its prime location ensures that your investment will always be in high demand, attracting a diverse range of tenants or customers. The layout allows for independent operations on each side. Including 2 kitchens, 2 living rooms, 2 baths, and 3 bedrooms total. The flexibility of the zoning allows for a multitude of possibilities, including retail shops, offices, restaurant, or a combination of residential and commercial spaces. Perfect addition to any portfolio or someone ready for their first investment opportunity. Bring your creativity, your tools, and your dreams to unlock the hidden gem within this duplex and make your mark in Sulphur Springs! Tenant-occupied.

18. 2023-06-12
    listed $160,000 Active
19. 2019-01-01
    historical
20. 2018-12-19
    price $137,900
21. 2018-10-25
    price $139,900
22. 2018-09-24
    listed $145,000 Active
23. 2009-01-16
    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: $2,374 · $198/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$371/yr (+$31/mo · 15.6%)

ⓘ 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: $22,482
• − Mortgage interest: −$8,402
• − Property taxes: −$2,374
• − Insurance: −$750
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$4,364
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,479/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

+3.4% since first listed

7 events — show timeline

• 2026-03-30 Listed $150,000 NTREIS
• 2023-06-12 Listed $160,000 NTREIS
• 2019-01-01 Listing Removed — NTREIS
• 2018-12-19 Price Changed $137,900 NTREIS
• 2018-10-25 Price Changed $139,900 NTREIS
• 2018-09-24 Listed $145,000 NTREIS
• 2009-01-16 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,374 · +3.0% YoY. Source: county tax records.