220 Ponder St · Sulphur Springs, TX 75482

$179,999

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 83 Days on market

Built 1943 7,187 sqft lot $117/sqft · 15% below area Est $212k · 15% 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 +21.1/30.0
• ARV discount +14.2/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• 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

Investor Special or DIY Dream Near Downtown Sulphur Springs! Maximize your ROI with this 1943 classic, a prime opportunity for an investor or a family ready to build equity through a custom restoration. This property is priced well below its tax-assessed value, offering an immediate equity position from day one. Situated on a pier and beam foundation with its original siding, the home is ideally located just blocks from the highly desirable Buford Park and the vibrant Celebration Plaza. Inside, you'll find original real wood floors that provide a high-end foundation for your design vision. The flexible layout includes four spacious bedrooms, with the front room perfectly positioned to serve as a bright, dedicated home office. The footprint features a functional eat-in kitchen, a designated dining space, and a large separate laundry room. Outside, a convenient carport adds value, while the existing solar panel lease—to be assumed by the buyer—offers a path to energy efficiency. While the property needs some work and updating, its location and vintage character make it a standout project in a growing community. Bring your vision and your contractor to transform this diamond in the rough into the neighborhood's next showstopper.

Key facts

• Original siding
• 7,187 sq ft lot
• Parking

Tags

• PIER AND BEAM FOUNDATION
• ORIGINAL SIDING
• ORIGINAL REAL WOOD FLOORS
• FUNCTIONAL EAT-IN KITCHEN
• DESIGNATED DINING SPACE
• LARGE SEPARATE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% 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: 382 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 34% 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 $5k 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 83 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,199 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1943 — 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: 1.10% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (median comp): $211,660
• List price: $179,999
• Delta: -14.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Houston St	0.13mi	3/2.0 (-1)	1,571 (+2%)	11mo	$179,000	$114	76
124 Goodman St	0.40mi	3/2.0 (-1)	1,416 (-8%)	2mo	$250,000	$177	62
128 Goodman St	0.41mi	3/2.0 (-1)	1,416 (-8%)	7mo	$250,000	$177	57
819 Finney St	0.12mi	3/2.0 (-1)	1,718 (+12%)	20mo	$269,000	$157	53
506 Woodlawn St	0.29mi	3/2.5 (-1)	1,441 (-6%)	19mo	$225,000	$156	53
606 Ingram St	0.48mi	3/2.0 (-1)	1,433 (-7%)	13mo	$234,900	$164	51
409 S Moore St	0.65mi	4/2.0	1,711 (+11%)	11mo	$299,900	$175	41

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-12,704
• Equity at exit: $26,838

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,329
• Equity at exit: $15,563

Cash invested: $50,400 (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: 382
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,982 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$289 /mo · $3,471/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $257

Break-even live

Break-even rent $1,656

Max offer price $179,999

Occupancy floor 82%

Sensitivity live

Price	-10% $359	-5% $308	+0% $257	+5% $206	+10% $156
Rent	-10% $101	-5% $179	+0% $257	+5% $336	+10% $414
Rate	-1.0pp $348	-0.5pp $303	base $257	+0.5pp $211	+1.0pp $163

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: $45,000
• Closing costs: $5,400
• 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	45d	1	0.79mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	45d	1	1.04mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	1.11mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	45d	1	1.31mi

Listing history 36 events

1. 2026-06-21
   days on market $179,999 Active 83 DOM
2. 2026-06-19
   days on market $179,999 Active 81 DOM
3. 2026-06-18
   days on market $179,999 Active 80 DOM
4. 2026-06-17
   days on market $179,999 Active 79 DOM
5. 2026-06-16
   days on market $179,999 Active 78 DOM
6. 2026-06-15
   days on market $179,999 Active 77 DOM
7. 2026-06-14
   days on market $179,999 Active 75 DOM
8. 2026-06-12
   days on market $179,999 Active 74 DOM
9. 2026-06-09
   days on market $179,999 Active 71 DOM
10. 2026-06-08
    days on market $179,999 Active 70 DOM
11. 2026-06-07
    days on market $179,999 Active 69 DOM
12. 2026-06-07
    days on market $179,999 Active 68 DOM
13. 2026-06-03
    days on market $179,999 Active 65 DOM
14. 2026-06-02
    days on market $179,999 Active 64 DOM
15. 2026-06-01
    days on market $179,999 Active 63 DOM
16. 2026-05-31
    days on market $179,999 Active 62 DOM
17. 2026-05-30
    days on market $179,999 Active 61 DOM
18. 2026-05-14
    price $179,999 1259-char remark

    Show marketing remark (1259 chars)

    Investor Special or DIY Dream Near Downtown Sulphur Springs! Maximize your ROI with this 1943 classic, a prime opportunity for an investor or a family ready to build equity through a custom restoration. This property is priced well below its tax-assessed value, offering an immediate equity position from day one. Situated on a pier and beam foundation with its original siding, the home is ideally located just blocks from the highly desirable Buford Park and the vibrant Celebration Plaza. Inside, you'll find original real wood floors that provide a high-end foundation for your design vision. The flexible layout includes four spacious bedrooms, with the front room perfectly positioned to serve as a bright, dedicated home office. The footprint features a functional eat-in kitchen, a designated dining space, and a large separate laundry room. Outside, a convenient carport adds value, while the existing solar panel lease—to be assumed by the buyer—offers a path to energy efficiency. While the property needs some work and updating, its location and vintage character make it a standout project in a growing community. Bring your vision and your contractor to transform this diamond in the rough into the neighborhood's next showstopper.

19. 2026-05-04
    price $186,000 1259-char remark

    Show marketing remark (1259 chars)

    Investor Special or DIY Dream Near Downtown Sulphur Springs! Maximize your ROI with this 1943 classic, a prime opportunity for an investor or a family ready to build equity through a custom restoration. This property is priced well below its tax-assessed value, offering an immediate equity position from day one. Situated on a pier and beam foundation with its original siding, the home is ideally located just blocks from the highly desirable Buford Park and the vibrant Celebration Plaza. Inside, you'll find original real wood floors that provide a high-end foundation for your design vision. The flexible layout includes four spacious bedrooms, with the front room perfectly positioned to serve as a bright, dedicated home office. The footprint features a functional eat-in kitchen, a designated dining space, and a large separate laundry room. Outside, a convenient carport adds value, while the existing solar panel lease—to be assumed by the buyer—offers a path to energy efficiency. While the property needs some work and updating, its location and vintage character make it a standout project in a growing community. Bring your vision and your contractor to transform this diamond in the rough into the neighborhood's next showstopper.

20. 2026-03-30
    listed $189,000 Active 1259-char remark

    Show marketing remark (1259 chars)

    Investor Special or DIY Dream Near Downtown Sulphur Springs! Maximize your ROI with this 1943 classic, a prime opportunity for an investor or a family ready to build equity through a custom restoration. This property is priced well below its tax-assessed value, offering an immediate equity position from day one. Situated on a pier and beam foundation with its original siding, the home is ideally located just blocks from the highly desirable Buford Park and the vibrant Celebration Plaza. Inside, you'll find original real wood floors that provide a high-end foundation for your design vision. The flexible layout includes four spacious bedrooms, with the front room perfectly positioned to serve as a bright, dedicated home office. The footprint features a functional eat-in kitchen, a designated dining space, and a large separate laundry room. Outside, a convenient carport adds value, while the existing solar panel lease—to be assumed by the buyer—offers a path to energy efficiency. While the property needs some work and updating, its location and vintage character make it a standout project in a growing community. Bring your vision and your contractor to transform this diamond in the rough into the neighborhood's next showstopper.

21. 2021-08-24
    soldstatus Sold 349-char remark

    Show marketing remark (349 chars)

    Super Cute Home featuring 3 bedrooms with an office that could work as a fourth bedroom. Open living & dining space, Ensuite master bath, privacy fenced back yard, attached carport & close to the down town Celebration District & the local parade route, walk to Buford Park, close to schools, shopping, dining & entertainment!

22. 2021-06-08
    historical Active Contingent 349-char remark

    Show marketing remark (349 chars)

    Super Cute Home featuring 3 bedrooms with an office that could work as a fourth bedroom. Open living & dining space, Ensuite master bath, privacy fenced back yard, attached carport & close to the down town Celebration District & the local parade route, walk to Buford Park, close to schools, shopping, dining & entertainment!

23. 2021-06-03
    status Active 349-char remark

    Show marketing remark (349 chars)

    Super Cute Home featuring 3 bedrooms with an office that could work as a fourth bedroom. Open living & dining space, Ensuite master bath, privacy fenced back yard, attached carport & close to the down town Celebration District & the local parade route, walk to Buford Park, close to schools, shopping, dining & entertainment!

24. 2021-05-26
    historical Active Contingent 349-char remark

    Show marketing remark (349 chars)

    Super Cute Home featuring 3 bedrooms with an office that could work as a fourth bedroom. Open living & dining space, Ensuite master bath, privacy fenced back yard, attached carport & close to the down town Celebration District & the local parade route, walk to Buford Park, close to schools, shopping, dining & entertainment!

25. 2021-05-14
    listed $153,600 Active 349-char remark

    Show marketing remark (349 chars)

    Super Cute Home featuring 3 bedrooms with an office that could work as a fourth bedroom. Open living & dining space, Ensuite master bath, privacy fenced back yard, attached carport & close to the down town Celebration District & the local parade route, walk to Buford Park, close to schools, shopping, dining & entertainment!

26. 2021-03-26
    soldstatus Sold
27. 2021-03-12
    status Pending
28. 2021-03-04
    historical Active Option Contract
29. 2021-03-02
    listed $115,000 Active
30. 2020-11-10
    soldstatus $171,000
31. 2017-12-04
    soldstatus
32. 2017-12-01
    soldstatus Sold
33. 2017-11-17
    status Pending
34. 2017-11-09
    historical Active Option Contract
35. 2017-10-20
    listed $89,900 Active
36. 2015-02-18
    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: $3,471 · $289/mo
• Projected year-2 tax: $3,471 · $289/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 · 25 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: $23,781
• − Mortgage interest: −$10,083
• − Property taxes: −$3,471
• − Insurance: −$900
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,236
• Taxable income: $286
• Est. tax owed @ 24.0%: −$69
• After-tax cash flow: $3,020/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

+100.2% since first listed

19 events — show timeline

• 2026-05-14 Price Changed $179,999 NTREIS
• 2026-05-04 Price Changed $186,000 NTREIS
• 2026-03-30 Listed $189,000 NTREIS
• 2021-08-24 Sold (MLS) — NTREIS
• 2021-06-08 Contingent — NTREIS
• 2021-06-03 Relisted — NTREIS
• 2021-05-26 Contingent — NTREIS
• 2021-05-14 Listed $153,600 NTREIS
• 2021-03-26 Sold (MLS) — NTREIS
• 2021-03-12 Pending — NTREIS
• 2021-03-04 Contingent — NTREIS
• 2021-03-02 Listed $115,000 NTREIS
• 2020-11-10 Sold (Public Records) $171,000 Public Records
• 2017-12-04 Sold (Public Records) — Public Records
• 2017-12-01 Sold (MLS) — NTREIS
• 2017-11-17 Pending — NTREIS
• 2017-11-09 Contingent — NTREIS
• 2017-10-20 Listed $89,900 NTREIS
• 2015-02-18 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $3,471 · +3.0% YoY. Source: county tax records.