122 Robertson St · Sulphur Springs, TX 75482

$155,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 18 Days on market

Built 1920 0.39 ac lot $119/sqft · 8% above area Est $143k · 8% over ↓ 7% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• ARV discount +3.7/15.0
• 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 bedroom, 1 bathroom home with over 1,300 square feet of living space on a large lot conveniently located just minutes from downtown. This property features a large carport for covered parking along with multiple storage buildings that offer plenty of space for tools, equipment, or hobbies. With a functional layout, extra storage, and a great location close to shopping, dining, and local amenities, this home has a lot to offer.

Key facts

• Great location
• Large lot
• Large carport

Tags

• LARGE LOT
• LARGE CARPORT
• MULTIPLE STORAGE BUILDINGS
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% 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 44d 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 31% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $143,009
• List price: $155,000
• Delta: 10.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 & 430 Cranford St	0.06mi	3/1.5	1,288 (-2%)	8mo	$115,000	$89	86
124 Goodman St	0.37mi	3/2.0	1,416 (+8%)	2mo	$250,000	$177	63
913 Fisher St	0.58mi	3/1.0	1,374 (+5%)	2mo	$175,000	$127	63
128 Goodman St	0.37mi	3/2.0	1,416 (+8%)	7mo	$250,000	$177	59
834 Cranford St	0.49mi	2/1.0 (-1)	1,344 (+3%)	13mo	$169,900	$126	57
212 Beckham St W	0.40mi	3/2.0	1,461 (+12%)	1mo	$245,000	$168	57
303 Ardis St	0.36mi	3/2.0	1,472 (+12%)	12mo	$215,000	$146	49
417 Putman St	0.60mi	3/1.0	1,488 (+14%)	1mo	$130,000	$87	48
722 Sunset St	0.68mi	3/2.0	1,216 (-7%)	11mo	$175,000	$144	44
908 Fisher St	0.60mi	2/1.0 (-1)	1,147 (-12%)	7mo	$180,000	$157	41
210 Calvert St	0.70mi	3/2.0	1,473 (+13%)	2mo	$195,500	$133	40
400 Houston St	0.62mi	3/1.5	1,114 (-15%)	10mo	$210,000	$189	36

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $4,072
• Equity at exit: $23,111

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $41,073
• Equity at exit: $13,402

Cash invested: $43,400 (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: 378
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $459

Break-even live

Break-even rent $1,255

Max offer price $155,000

Occupancy floor 70%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	43d	1	0.44mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	43d	1	0.65mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	43d	1	0.88mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	43d	1	1.35mi

Listing history 20 events

1. 2026-06-19
   days on market $155,000 Active 18 DOM
2. 2026-06-18
   days on market $155,000 Active 17 DOM
3. 2026-06-17
   days on market $155,000 Active 16 DOM
4. 2026-06-16
   days on market $155,000 Active 15 DOM
5. 2026-06-15
   days on market $155,000 Active 14 DOM
6. 2026-06-14
   days on market $155,000 Active 12 DOM
7. 2026-06-12
   days on market $155,000 Active 11 DOM
8. 2026-06-09
   days on market $155,000 Active 8 DOM
9. 2026-06-08
   days on market $155,000 Active 7 DOM
10. 2026-06-07
    days on market $155,000 Active 6 DOM
11. 2026-06-07
    days on market $155,000 Active 5 DOM
12. 2026-06-03
    days on market $155,000 Active 2 DOM
13. 2026-06-01
    pricedays on marketlisting id $155,000 Active 1 DOM
14. 2026-06-01
    days on market $157,500 Active 76 DOM
15. 2026-05-31
    days on market $157,500 Active 75 DOM
16. 2026-05-30
    days on market $157,500 Active 74 DOM
17. 2026-05-06
    price $157,500 432-char remark

    Show marketing remark (432 chars)

    3 bedroom, 1 bathroom home with over 1,300 square feet of living space on a large lot conveniently located just minutes from downtown. This property features a large carport for covered parking along with multiple storage buildings that offer plenty of space for tools, equipment, or hobbies. With a functional layout, extra storage, and a great location close to shopping, dining, and local amenities, this home has a lot to offer.

18. 2026-04-13
    price $160,000 432-char remark

    Show marketing remark (432 chars)

    3 bedroom, 1 bathroom home with over 1,300 square feet of living space on a large lot conveniently located just minutes from downtown. This property features a large carport for covered parking along with multiple storage buildings that offer plenty of space for tools, equipment, or hobbies. With a functional layout, extra storage, and a great location close to shopping, dining, and local amenities, this home has a lot to offer.

19. 2026-03-26
    price $167,000 432-char remark

    Show marketing remark (432 chars)

    3 bedroom, 1 bathroom home with over 1,300 square feet of living space on a large lot conveniently located just minutes from downtown. This property features a large carport for covered parking along with multiple storage buildings that offer plenty of space for tools, equipment, or hobbies. With a functional layout, extra storage, and a great location close to shopping, dining, and local amenities, this home has a lot to offer.

20. 2026-03-17
    listed $169,000 Active 432-char remark

    Show marketing remark (432 chars)

    3 bedroom, 1 bathroom home with over 1,300 square feet of living space on a large lot conveniently located just minutes from downtown. This property features a large carport for covered parking along with multiple storage buildings that offer plenty of space for tools, equipment, or hobbies. With a functional layout, extra storage, and a great location close to shopping, dining, and local amenities, this home has a lot to offer.

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$1,464/yr (+$122/mo · 106.6%)

ⓘ 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: $22,032
• − Mortgage interest: −$8,682
• − Property taxes: −$1,373
• − Insurance: −$775
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$4,509
• Taxable income: $3,168
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $4,743/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

-6.8% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $157,500 NTREIS
• 2026-04-13 Price Changed $160,000 NTREIS
• 2026-03-26 Price Changed $167,000 NTREIS
• 2026-03-17 Listed $169,000 NTREIS

Property tax history

+6.8%/yr

Latest (2025): $1,373 · +4.1% YoY. Source: county tax records.