600 Plano St · Sulphur Springs, TX 75482

$192,500

3 bd · 2.0 ba · 1,887 sqft · SingleFamily public records · 166 Days on market

Built 1963 0.29 ac lot $102/sqft · 14% below area Est $224k · 14% under ↓ 9% 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 +20.6/30.0
• ARV discount +13.8/15.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• 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

Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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+, amenities F, commute 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.
• Zoned schools: Sulphur Springs El (math 49% / reading 40%, grade F, #1,155 of 4,322 statewide, top 29%, 639 students, 70% FRL); Sulphur Springs Middle (math 50% / reading 38%, grade D, #512 of 1,662 statewide, top 32%, 974 students, 61% FRL); Sulphur Springs H S (math 53% / reading 50%, grade D+, #478 of 1,632 statewide, top 29%, 1,263 students, 53% FRL).
• Market conditions: 384 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 166 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $58k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $169,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.11% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.26
• GRM: 7.5

CMA / ARV

• ARV (median comp): $223,723
• List price: $192,500
• Delta: -13.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Lee St	0.23mi	3/2.0	1,688 (-10%)	14mo	$239,900	$142	60
721 Plano St	0.22mi	3/2.0	1,628 (-14%)	8mo	$215,000	$132	60
633 Pampa St	0.12mi	3/2.0	2,109 (+12%)	19mo	$219,000	$104	59
717 Plano St	0.20mi	3/2.0	1,645 (-13%)	20mo	$215,000	$131	53
304 Lee St	0.33mi	3/2.0	1,732 (-8%)	22mo	$254,900	$147	53
1208 Brinker St	0.23mi	3/2.0	1,613 (-14%)	16mo	$223,000	$138	52
1434 Southland St	0.46mi	3/2.0	1,632 (-14%)	7mo	$234,999	$144	50
1438 Southland St	0.47mi	3/2.0	1,730 (-8%)	17mo	$250,000	$145	50
619 Texas St	0.71mi	3/2.0	1,752 (-7%)	9mo	$285,000	$163	48
242 Parkins St	0.48mi	3/2.0	2,167 (+15%)	19mo	$262,500	$121	37

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,701
• Equity at exit: $28,702

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $8,684
• Equity at exit: $16,644

Cash invested: $53,900 (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: 384
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$334 /mo · $4,011/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $258

Break-even live

Break-even rent $1,802

Max offer price $192,500

Occupancy floor 83%

Sensitivity live

Price	-10% $367	-5% $312	+0% $258	+5% $203	+10% $149
Rent	-10% $89	-5% $173	+0% $258	+5% $342	+10% $426
Rate	-1.0pp $354	-0.5pp $306	base $258	+0.5pp $208	+1.0pp $157

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Arbala Rd Sulphur Springs, TX	1.0–3.0	1.0–2.0	985	$1,874	$1.90	46d	10	0.84mi
302 Kelli Cir Sulphur Springs, TX	3.0	2.5	2218	$2,700	$1.22	46d	1	1.13mi

Listing history 28 events

1. 2026-06-22
   days on market $192,500 Active 166 DOM
2. 2026-06-21
   days on market $192,500 Active 165 DOM
3. 2026-06-19
   days on market $192,500 Active 163 DOM
4. 2026-06-18
   days on market $192,500 Active 162 DOM
5. 2026-06-17
   pricedays on market $192,500 Active 161 DOM
6. 2026-06-16
   days on market $204,900 Active 160 DOM
7. 2026-06-15
   days on market $204,900 Active 159 DOM
8. 2026-06-14
   days on market $204,900 Active 157 DOM
9. 2026-06-12
   days on market $204,900 Active 156 DOM
10. 2026-06-09
    days on market $204,900 Active 153 DOM
11. 2026-06-08
    days on market $204,900 Active 152 DOM
12. 2026-06-07
    days on market $204,900 Active 151 DOM
13. 2026-06-07
    days on market $204,900 Active 150 DOM
14. 2026-06-03
    days on market $204,900 Active 147 DOM
15. 2026-06-02
    days on market $204,900 Active 146 DOM
16. 2026-06-01
    days on market $204,900 Active 145 DOM
17. 2026-05-31
    days on market $204,900 Active 144 DOM
18. 2026-05-30
    days on market $204,900 Active 143 DOM
19. 2026-05-15
    price $204,900 653-char remark

    Show marketing remark (653 chars)

    Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

20. 2026-04-15
    price $219,500 653-char remark

    Show marketing remark (653 chars)

    Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

21. 2026-03-12
    price $234,900 653-char remark

    Show marketing remark (653 chars)

    Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

22. 2026-02-08
    price $239,900 653-char remark

    Show marketing remark (653 chars)

    Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

23. 2026-01-07
    listed $250,000 Active 653-char remark

    Show marketing remark (653 chars)

    Move-in ready and updated home in Sulphur Springs boasting nearly 1,900 square feet on a generous corner lot. This well-maintained 3-bed, 2-bath residence features a bright galley kitchen with pantry, roomy family room, bonus room, and all appliances included. Enjoy the screened porch, storage building, mature pecan trees and durable metal roof. Recent upgrades include HVAC (2021), flooring (2021) and garage door (2018), with foundation repairs backed by a transferable warranty. Double-pane windows, vinyl flooring and thoughtful updates create comfortable, easy living. Don’t miss your chance to call this clean, move-in ready home your own.

24. 2023-11-17
    soldstatus
25. 2023-11-15
    soldstatus Closed 516-char remark

    Show marketing remark (516 chars)

    Almost 1900 sf of living area in this 3-2-2 brick on corner lot. Features Pecan trees, 16x10 storage building, screened porch, gutters, metal roof, double pane windows, vinyl flooring, roomy family room with a bonus room. Very nice galley kitchen, pantry, all bedrooms nice size, hvac gas and electric replaced June 2021 with 3.5ton 14seer , sidewalks plus foundation has been repaired 20 yr transferable warranty. Bright star floors March 2021 Extremely clean home. All appliances stay. and garage door Feb. 2018.

26. 2023-10-11
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Almost 1900 sf of living area in this 3-2-2 brick on corner lot. Features Pecan trees, 16x10 storage building, screened porch, gutters, metal roof, double pane windows, vinyl flooring, roomy family room with a bonus room. Very nice galley kitchen, pantry, all bedrooms nice size, hvac gas and electric replaced June 2021 with 3.5ton 14seer , sidewalks plus foundation has been repaired 20 yr transferable warranty. Bright star floors March 2021 Extremely clean home. All appliances stay. and garage door Feb. 2018.

27. 2023-08-18
    listed $225,000 Active 516-char remark

    Show marketing remark (516 chars)

    Almost 1900 sf of living area in this 3-2-2 brick on corner lot. Features Pecan trees, 16x10 storage building, screened porch, gutters, metal roof, double pane windows, vinyl flooring, roomy family room with a bonus room. Very nice galley kitchen, pantry, all bedrooms nice size, hvac gas and electric replaced June 2021 with 3.5ton 14seer , sidewalks plus foundation has been repaired 20 yr transferable warranty. Bright star floors March 2021 Extremely clean home. All appliances stay. and garage door Feb. 2018.

28. 2001-10-02
    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: $4,011 · $334/mo
• Projected year-2 tax: $4,011 · $334/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 · 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: $25,542
• − Mortgage interest: −$10,783
• − Property taxes: −$4,011
• − Insurance: −$962
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$5,600
• Taxable income: $98
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $3,067/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

-8.9% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $204,900 NTREIS
• 2026-04-15 Price Changed $219,500 NTREIS
• 2026-03-12 Price Changed $234,900 NTREIS
• 2026-02-08 Price Changed $239,900 NTREIS
• 2026-01-07 Listed $250,000 NTREIS
• 2023-11-17 Sold (Public Records) — Public Records
• 2023-11-15 Sold (MLS) — NTREIS
• 2023-10-11 Pending — NTREIS
• 2023-08-18 Listed $225,000 NTREIS
• 2001-10-02 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $4,011 · -6.4% YoY. Source: county tax records.