604 E Sinton St · Sinton, TX 78387

$139,900

2 bd · 1.0 ba · 1,982 sqft · SingleFamily public records · 111 Days on market

Built 1955 10,800 sqft lot $71/sqft · 22% below area Est $179k · 22% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.2/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Sinton, this 2-bedroom, 1-bath home is full of character and opportunity! Featuring tall ceilings and an oversized TV room perfect for gathering and entertaining, this property offers a spacious layout with plenty of potential. The home is livable but does need significant repairs and updates — making it a great opportunity for investors or buyers ready to roll up their sleeves and build sweat equity. With vision and effort, this could be transformed into a charming starter home or rental property. Being sold AS-IS and priced accordingly. If you’re looking for potential in a growing community, this could be the one!

Key facts

• 0.25 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.8% in Sinton — 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 65/100 on livability (#667 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, amenities F, commute F.
• Sinton ISD (town): math 27% / reading 35% proficiency, ranked #601 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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.
8. 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.
9. 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: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 7.5

CMA / ARV

• ARV (median comp): $179,084
• List price: $139,900
• Delta: -21.88%
• 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
909 E Market St	0.25mi	3/2.0 (+1)	2,020 (+2%)	6mo	$225,000	$111	71
1100 Adeline St	0.42mi	3/2.0 (+1)	1,968 (-1%)	5mo	$249,900	$127	66
912 E Fulton St	0.28mi	3/2.0 (+1)	1,852 (-7%)	4mo	$139,000	$75	64
1024 E Sinton St	0.36mi	3/2.5 (+1)	1,840 (-7%)	6mo	$178,000	$97	55
1121 Adeline St	0.48mi	3/2.0 (+1)	2,038 (+3%)	22mo	$255,000	$125	46
112 Lamplite Ln	0.43mi	3/2.0 (+1)	1,691 (-15%)	2mo	$175,000	$103	45
1029 Adeline St	0.38mi	3/1.5 (+1)	2,270 (+14%)	19mo	$245,000	$108	35
400 W Merriman St	0.64mi	3/2.0 (+1)	1,748 (-12%)	15mo	$150,000	$86	29

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-16,952
• Equity at exit: $20,860

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-7,045
• Equity at exit: $12,096

Cash invested: $39,172 (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 78387

• Active inventory: 159
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$344 /mo · $4,123/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $88

Break-even live

Break-even rent $1,437

Max offer price $139,900

Occupancy floor 89%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	13d	1	0.37mi
12137 County Road 1232 Sinton, TX	2.0	1.0	1472	$1,050	$0.71	13d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 111 DOM
2. 2026-06-17
   days on market $139,900 Active 110 DOM
3. 2026-06-16
   days on market $139,900 Active 109 DOM
4. 2026-06-15
   days on market $139,900 Active 108 DOM
5. 2026-06-15
   days on market $139,900 Active 107 DOM
6. 2026-06-13
   days on market $139,900 Active 106 DOM
7. 2026-06-12
   days on market $139,900 Active 105 DOM
8. 2026-06-09
   days on market $139,900 Active 102 DOM
9. 2026-06-08
   days on market $139,900 Active 101 DOM
10. 2026-06-08
    days on market $139,900 Active 100 DOM
11. 2026-06-05
    days on market $139,900 Active 98 DOM
12. 2026-06-03
    days on market $139,900 Active 96 DOM
13. 2026-06-02
    days on market $139,900 Active 95 DOM
14. 2026-06-01
    days on market $139,900 Active 94 DOM
15. 2026-05-31
    days on market $139,900 Active 93 DOM
16. 2026-02-27
    listed $139,900 Active 659-char remark

    Show marketing remark (659 chars)

    Located in the heart of Sinton, this 2-bedroom, 1-bath home is full of character and opportunity! Featuring tall ceilings and an oversized TV room perfect for gathering and entertaining, this property offers a spacious layout with plenty of potential. The home is livable but does need significant repairs and updates — making it a great opportunity for investors or buyers ready to roll up their sleeves and build sweat equity. With vision and effort, this could be transformed into a charming starter home or rental property. Being sold AS-IS and priced accordingly. If you’re looking for potential in a growing community, this could be the one!

ⓘ 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: $4,123 · $344/mo
• Projected year-2 tax: $4,123 · $344/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $18,582
• − Mortgage interest: −$7,837
• − Property taxes: −$4,123
• − Insurance: −$700
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,070
• Taxable loss: −$1,120
• Est. tax savings @ 24.0%: +$269
• After-tax cash flow: $1,322/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: Sinton ISD
• NCES district ID: 4840350
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $44,618
• Composite: 26.49/100
• National rank: #7208
• State rank: #601 of 826 in TX

Livability — Sinton

• Score: 65/100
• State rank: #667
• US rank: #12510

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sinton, TX
• Population (ZIP): 9,604

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 149.9517
• 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

1 event — show timeline

• 2026-02-27 Listed $139,900 CBMLS

Property tax history

+5.2%/yr

Latest (2025): $4,123 · +5.5% YoY. Source: county tax records.