744 Stonewood Dr · Sulphur Springs, TX 75482

$226,990

3 bd · 2.5 ba · 1,495 sqft · SingleFamily · 106 Days on market

Built 2025 Excellent condition 2,483 sqft lot $30/mo HOA · 2% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Chesapeake floorplan in the Stonewood community offers a thoughtfully designed duplex layout that blends functionality, comfort, and modern living. Each residence features a welcoming front porch and a private one-car garage, leading into a spacious foyer and an open-concept first floor. This is one unit. The main level is designed for everyday living and entertaining, with a well-appointed kitchen that includes ample counter space, a pantry, and easy flow into the dining and family rooms. A convenient powder bath on the first floor adds extra comfort for guests, while the open layout creates a bright and inviting atmosphere. Upstairs, the Chesapeake offers a smartly arranged second floor with three generously sized bedrooms. The primary bedroom includes a private bath and walk-in closet, while the additional bedrooms are served by a full secondary bath. A centrally located utility room upstairs provides added convenience for daily routines. Located in the charming community of Stonewood in Sulphur Springs, the Chesapeake floorplan is ideal for those seeking low-maintenance living with thoughtful design, modern features, and a comfortable layout that fits a variety of lifestyles. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• Open floor plan
• Utility room
• Oversized shower

Tags

• OPEN FLOOR PLAN
• OVERSIZED SHOWER
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (27.9% below list).
• Recommended offer: $164k (27.9% below list) — sets the bar for 1% rule.

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; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 106 days — a 9% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $163,736 (27.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-56,175
• Equity at exit: $33,845

10-year hold

• IRR: -23.0%
• Equity multiple: -0.16×
• Total profit: $-73,768
• Equity at exit: $19,626

Cash invested: $63,557 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$30
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-305

Break-even live

Break-even rent $2,024

Max offer price $182,833

Occupancy floor —

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: $56,748
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 10 events

1. 2026-06-03
   status $226,990 Pending 106 DOM
2. 2026-06-02
   days on market $226,990 Active 106 DOM
3. 2026-06-01
   days on market $226,990 Active 105 DOM
4. 2026-05-31
   days on market $226,990 Active 104 DOM
5. 2026-05-30
   days on market $226,990 Active 103 DOM
6. 2026-05-13
   price $241,990 1473-char remark

   Show marketing remark (1473 chars)

   The Chesapeake floorplan in the Stonewood community offers a thoughtfully designed duplex layout that blends functionality, comfort, and modern living. Each residence features a welcoming front porch and a private one-car garage, leading into a spacious foyer and an open-concept first floor. This is one unit. The main level is designed for everyday living and entertaining, with a well-appointed kitchen that includes ample counter space, a pantry, and easy flow into the dining and family rooms. A convenient powder bath on the first floor adds extra comfort for guests, while the open layout creates a bright and inviting atmosphere. Upstairs, the Chesapeake offers a smartly arranged second floor with three generously sized bedrooms. The primary bedroom includes a private bath and walk-in closet, while the additional bedrooms are served by a full secondary bath. A centrally located utility room upstairs provides added convenience for daily routines. Located in the charming community of Stonewood in Sulphur Springs, the Chesapeake floorplan is ideal for those seeking low-maintenance living with thoughtful design, modern features, and a comfortable layout that fits a variety of lifestyles. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

7. 2026-04-04
   price $236,990 1473-char remark

   Show marketing remark (1473 chars)

   The Chesapeake floorplan in the Stonewood community offers a thoughtfully designed duplex layout that blends functionality, comfort, and modern living. Each residence features a welcoming front porch and a private one-car garage, leading into a spacious foyer and an open-concept first floor. This is one unit. The main level is designed for everyday living and entertaining, with a well-appointed kitchen that includes ample counter space, a pantry, and easy flow into the dining and family rooms. A convenient powder bath on the first floor adds extra comfort for guests, while the open layout creates a bright and inviting atmosphere. Upstairs, the Chesapeake offers a smartly arranged second floor with three generously sized bedrooms. The primary bedroom includes a private bath and walk-in closet, while the additional bedrooms are served by a full secondary bath. A centrally located utility room upstairs provides added convenience for daily routines. Located in the charming community of Stonewood in Sulphur Springs, the Chesapeake floorplan is ideal for those seeking low-maintenance living with thoughtful design, modern features, and a comfortable layout that fits a variety of lifestyles. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

8. 2026-02-18
   listed $241,990 Active 1473-char remark

   Show marketing remark (1473 chars)

   The Chesapeake floorplan in the Stonewood community offers a thoughtfully designed duplex layout that blends functionality, comfort, and modern living. Each residence features a welcoming front porch and a private one-car garage, leading into a spacious foyer and an open-concept first floor. This is one unit. The main level is designed for everyday living and entertaining, with a well-appointed kitchen that includes ample counter space, a pantry, and easy flow into the dining and family rooms. A convenient powder bath on the first floor adds extra comfort for guests, while the open layout creates a bright and inviting atmosphere. Upstairs, the Chesapeake offers a smartly arranged second floor with three generously sized bedrooms. The primary bedroom includes a private bath and walk-in closet, while the additional bedrooms are served by a full secondary bath. A centrally located utility room upstairs provides added convenience for daily routines. Located in the charming community of Stonewood in Sulphur Springs, the Chesapeake floorplan is ideal for those seeking low-maintenance living with thoughtful design, modern features, and a comfortable layout that fits a variety of lifestyles. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

9. 2026-02-17
   price $241,990 254-char remark

   Show marketing remark (254 chars)

   This 3 bedroom 2.5 bath is perfect for first time buyers. Home offers an open floor plan with oversized shower in the ensuite. This home has all bedrooms upstairs, along with utility room for ease. These duplexes also make great investment opportunities.

10. 2026-02-16
    listed $251,990 Active 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom 2.5 bath is perfect for first time buyers. Home offers an open floor plan with oversized shower in the ensuite. This home has all bedrooms upstairs, along with utility room for ease. These duplexes also make great investment opportunities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,648
• − Mortgage interest: −$12,715
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − HOA: −$360
• − Depreciation: −$6,603
• Taxable loss: −$7,714
• Est. tax savings @ 24.0%: +$1,851
• After-tax cash flow: $-1,811/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-4.0% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $241,990 Zillow
• 2026-04-04 Price Changed $236,990 Zillow
• 2026-02-18 Listed $241,990 Zillow
• 2026-02-17 Price Changed $241,990 NTREIS
• 2026-02-16 Listed $251,990 NTREIS