110 Goodman St · Sulphur Springs, TX 75482

$189,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 49 Days on market

Built 1955 0.97 ac lot $121/sqft · at area comps Est $271k · 30% under ↓ 5% 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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• 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

Spacious and full of potential, this 4-bedroom, 2-bath home sits on nearly a full acre just minutes from downtown Sulphur Springs. Inside, you’ll find durable LVP flooring and a functional layout that offers flexibility for a variety of living needs. A metal roof provides long-term durability and peace of mind, while the expansive lot gives you plenty of room to spread out, add a shop, or enjoy the outdoors. A great combination of space, convenience, and opportunity.

Key facts

• Expansive lot
• Metal roof
• Lvp flooring

Tags

• LVP FLOORING
• METAL ROOF
• EXPANSIVE LOT

Property features AI

Finance

• Financial info: Listing terms: Cash and Conventional
• HOA & community: No association (no HOA)

Exterior

• Parking: Driveway parking; Open parking (no covered spaces or carport)
• Security: Cameras and security system excluded from sale
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; One-story home; Residential property
• Construction: Brick construction; Metal roof; Slab foundation; Built in 1955
• Exterior features: Storage; Chain link and partial fencing; Acreage lot (approximately 0.97 acre); Easements for utilities; All-weather road access

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: 4 bedrooms, all on the main level (primary bedroom on level 1)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Flat screen wiring; High-speed internet available; One living area; One dining area; Total room count: 10
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 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 $6k 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 49 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (median comp): $271,305
• List price: $189,000
• Delta: -30.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Goodman St	0.06mi	3/2.0 (-1)	1,416 (-10%)	2mo	$250,000	$177	74
128 Goodman St	0.07mi	3/2.0 (-1)	1,416 (-10%)	7mo	$250,000	$177	70
613 Houston St	0.46mi	3/2.0 (-1)	1,571 (+0%)	11mo	$179,000	$114	64
606 Ingram St	0.16mi	3/2.0 (-1)	1,433 (-9%)	13mo	$234,900	$164	62
409 S Moore St	0.31mi	4/2.0	1,711 (+9%)	11mo	$299,900	$175	61
819 Finney St	0.38mi	3/2.0 (-1)	1,718 (+10%)	20mo	$269,000	$157	45
619 Texas St	0.51mi	3/2.0 (-1)	1,752 (+12%)	9mo	$285,000	$163	44
913 Moore St S	0.73mi	3/2.0 (-1)	1,432 (-9%)	5mo	$215,000	$150	42
709 Cranford St	0.52mi	3/2.0 (-1)	1,347 (-14%)	14mo	$249,950	$186	35
506 Woodlawn St	0.61mi	3/2.5 (-1)	1,441 (-8%)	19mo	$225,000	$156	35
725 S Davis St	0.59mi	3/2.0 (-1)	1,798 (+15%)	11mo	$325,000	$181	34

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-8,480
• Equity at exit: $28,181

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $21,082
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$158 /mo · $1,893/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $348

Break-even live

Break-even rent $1,554

Max offer price $189,000

Occupancy floor 78%

Sensitivity live

Price	-10% $455	-5% $401	+0% $348	+5% $295	+10% $241
Rent	-10% $190	-5% $269	+0% $348	+5% $427	+10% $506
Rate	-1.0pp $443	-0.5pp $396	base $348	+0.5pp $299	+1.0pp $249

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: $47,250
• Closing costs: $5,670
• 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	0.46mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.87mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	1.27mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $189,000 Active 49 DOM
2. 2026-06-18
   days on market $189,000 Active 48 DOM
3. 2026-06-17
   days on market $189,000 Active 47 DOM
4. 2026-06-16
   days on market $189,000 Active 46 DOM
5. 2026-06-15
   days on market $189,000 Active 45 DOM
6. 2026-06-14
   days on market $189,000 Active 43 DOM
7. 2026-06-12
   statusdays on market $189,000 Active 42 DOM
8. 2026-06-09
   days on market $189,000 Active Option Contract 39 DOM
9. 2026-06-08
   days on market $189,000 Active Option Contract 38 DOM
10. 2026-06-07
    days on market $189,000 Active Option Contract 37 DOM
11. 2026-06-07
    statusdays on market $189,000 Active Option Contract 36 DOM
12. 2026-06-03
    days on market $189,000 Active 33 DOM
13. 2026-06-02
    days on market $189,000 Active 32 DOM
14. 2026-06-01
    days on market $189,000 Active 31 DOM
15. 2026-05-31
    days on market $189,000 Active 30 DOM
16. 2026-05-30
    days on market $189,000 Active 29 DOM
17. 2026-04-30
    listed $199,000 Active 477-char remark
18. 1998-07-24
    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: $1,893 · $158/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,566/yr (+$130/mo · 82.7%)

ⓘ 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: $23,933
• − Mortgage interest: −$10,587
• − Property taxes: −$1,893
• − Insurance: −$945
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,498
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,892/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

-5.0% since first listed

5 events — show timeline

• 2026-06-12 Relisted — NTREIS
• 2026-06-05 Contingent — NTREIS
• 2026-05-21 Price Changed $189,000 NTREIS
• 2026-04-30 Listed $199,000 NTREIS
• 1998-07-24 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,893 · +3.0% YoY. Source: county tax records.