207 N Oneal Ave · Sinton, TX 78387

$58,900

2 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 493 Days on market

Built 1949 7,405 sqft lot $42/sqft · 62% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.8% 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: amenities F, commute F, employment 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.
• Zoned schools: Welder El (574 students, 74% FRL); E Merle Smith Middle (math 26% / reading 33%, grade F, #1,077 of 1,662 statewide, top 66%, 428 students, 72% FRL); Sinton H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 610 students, 67% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 163 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 $407 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 493 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $41k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $59k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 493 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 1949 — 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 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?
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: 2.93% ✓
• Cap rate: 25.80%
• Cash-on-cash: 69.66%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

• ARV (median comp): $156,962
• List price: $58,900
• Delta: -62.48%
• 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
808 Sinton	0.07mi	3/2.0 (+1)	1,444 (+2%)	12mo	$125,500	$87	74
364 Woodlawn St	0.39mi	3/1.0 (+1)	1,387 (-2%)	4mo	$229,900	$166	70
337 Woodlawn St	0.34mi	3/2.0 (+1)	1,434 (+2%)	6mo	$110,000	$77	67
628 W Market	0.15mi	3/2.0 (+1)	1,400 (-1%)	21mo	$17,000	$12	65
345 Woodlawn St	0.37mi	3/1.5 (+1)	1,408 (-0%)	23mo	$165,000	$117	56
1006 Touchstone	0.67mi	3/2.0 (+1)	1,452 (+3%)	4mo	$62,000	$43	51
411 Short St	0.56mi	2/2.0	1,455 (+3%)	22mo	$129,000	$89	46
300 Lawn Dr	0.19mi	3/2.0 (+1)	1,560 (+11%)	24mo	$210,000	$135	44
225 Hazen Ave	0.09mi	3/3.0 (+1)	1,596 (+13%)	23mo	$255,000	$160	42
212 Hugh St	0.60mi	3/2.0 (+1)	1,240 (-12%)	5mo	$135,000	$109	38
123 W Welder St	0.57mi	3/2.0 (+1)	1,584 (+12%)	16mo	$224,900	$142	31

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: 69.2%
• Equity multiple: 4.12×
• Total profit: $51,457
• Equity at exit: $8,782

10-year hold

• IRR: 73.3%
• Equity multiple: 8.48×
• Total profit: $123,430
• Equity at exit: $5,093

Cash invested: $16,492 (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: 163
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $957

Break-even live

Break-even rent $515

Max offer price $58,900

Occupancy floor 40%

Sensitivity live

Price	-10% $998	-5% $978	+0% $957	+5% $937	+10% $917
Rent	-10% $821	-5% $889	+0% $957	+5% $1,026	+10% $1,094
Rate	-1.0pp $987	-0.5pp $972	base $957	+0.5pp $942	+1.0pp $927

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	22d	1	0.89mi
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	15d	1	1.29mi

Listing history 31 events

1. 2026-06-21
   days on market $58,900 Active 493 DOM
2. 2026-06-21
   days on market $58,900 Active 492 DOM
3. 2026-06-18
   days on market $58,900 Active 490 DOM
4. 2026-06-17
   days on market $58,900 Active 489 DOM
5. 2026-06-16
   days on market $58,900 Active 488 DOM
6. 2026-06-15
   days on market $58,900 Active 487 DOM
7. 2026-06-15
   days on market $58,900 Active 486 DOM
8. 2026-06-13
   days on market $58,900 Active 485 DOM
9. 2026-06-12
   days on market $58,900 Active 484 DOM
10. 2026-06-09
    days on market $58,900 Active 481 DOM
11. 2026-06-08
    days on market $58,900 Active 480 DOM
12. 2026-06-08
    days on market $58,900 Active 479 DOM
13. 2026-06-05
    days on market $58,900 Active 477 DOM
14. 2026-06-03
    days on market $58,900 Active 475 DOM
15. 2026-06-02
    days on market $58,900 Active 474 DOM
16. 2026-06-01
    days on market $58,900 Active 473 DOM
17. 2026-05-31
    days on market $58,900 Active 472 DOM
18. 2026-05-01
    price $58,900 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

19. 2025-12-12
    price $63,000 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

20. 2025-06-08
    price $68,000 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

21. 2025-06-06
    status Active 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

22. 2025-05-26
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

23. 2025-04-07
    price $89,000 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

24. 2025-03-08
    status Active 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

25. 2025-02-24
    status Pending 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

26. 2025-02-15
    historical Active Under Contract 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

27. 2025-01-20
    listed $99,500 Active 503-char remark

    Show marketing remark (503 chars)

    Great Investment Property. Unlock the potential of this delightful 2-bedroom, 1-bath home featuring two spacious living areas, perfect for first time homebuyers or savvy investors looking for a project. This property offers an incredible opportunity for restoration with just a little TLC. Being sold “as-is, ” allows you the freedom to envision and create your dream space. Bring your offers and let your imagination run wild! Schedule your showing today and see the possibilities yourself.

28. 2016-01-09
    historical
29. 2015-11-20
    listed $64,250 Active
30. 2011-12-07
    soldstatus $24,056
31. 1994-05-28
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,725
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$294
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$1,713
• Taxable income: $11,218
• Est. tax owed @ 24.0%: −$2,692
• After-tax cash flow: $8,796/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

+194.5% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $58,900 CBMLS
• 2025-12-12 Price Changed $63,000 CBMLS
• 2025-06-08 Price Changed $68,000 CBMLS
• 2025-06-06 Relisted — CBMLS
• 2025-05-26 Pending — CBMLS
• 2025-04-07 Price Changed $89,000 CBMLS
• 2025-03-08 Relisted — CBMLS
• 2025-02-24 Pending — CBMLS
• 2025-02-15 Contingent — CBMLS
• 2025-01-20 Listed $99,500 CBMLS
• 2016-01-09 Delisted — CBMLS
• 2015-11-20 Listed $64,250 CBMLS
• 2011-12-07 Sold (Public Records) $24,056 Public Records
• 1994-05-28 Sold (Public Records) $20,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $4,158 · +57.3% YoY. Source: county tax records.