228 League St S · Sulphur Springs, TX 75482

$99,000

3 bd · None ba · 1,186 sqft · SingleFamily public records · 35 Days on market

Built 1941 10,803 sqft lot Est $171k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Perfectly positioned on a beautiful, tree shaded lot, this charming Ranch style home presents an exceptional opportunity for a comprehensive renovation. The property is offered as is; however, the seller is a professional contractor available to perform a full custom rehab or manage a new construction project to your exact specifications for an adjusted price. This home is also available as part of a strategic package deal that includes 606 Houston and 117 Foscue. All listing information, including measurements and schools, is to be verified by the buyer.

Key facts

• Major renovation
• Tree shaded lot
• 0.25 acre lot

Tags

• TREE SHADED LOT
• TRADITIONAL STYLE HOME
• MAJOR RENOVATION

Property features AI

Finance

• Other: Property type: Residential, single family residence; Located in Hopkins County, United States; Subdivision: Town
• Financial info: No second mortgage listed; Loan type: Treat as clear
• HOA & community: No association

Exterior

• Parking: Open parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence (attached); Built in 1941; Faces unspecified direction
• Construction: Year built 1941; Smart home features present
• Exterior features: Subdivided lot; Less than 0.5 acre lot (about 0.248 acres); Has pool

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms; Primary bedroom on main level
• Interior features: One-level layout; Living area of 1,186 (listed); One living area and one dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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; 3 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 33% 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1941 — 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: 1.97% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.78%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $170,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 S League St S	0.04mi	2/1.0 (-1)	1,040 (-12%)	2mo	$181,000	$174	71
603 Ingram St	0.30mi	2/1.0 (-1)	1,102 (-7%)	7mo	$99,900	$91	63
606 Bellview St	0.31mi	2/2.0 (-1)	1,221 (+3%)	20mo	$205,000	$168	59
722 Sunset St	0.66mi	3/2.0	1,216 (+2%)	11mo	$175,000	$144	56
426 & 430 Cranford St	0.54mi	3/1.5	1,288 (+9%)	8mo	$115,000	$89	54
613 Locust St S	0.35mi	3/1.0	1,034 (-13%)	12mo	$210,000	$203	53
207 Bellview St	0.45mi	2/1.0 (-1)	1,008 (-15%)	9mo	$95,000	$94	41
709 Cranford St	0.52mi	3/2.0	1,347 (+14%)	14mo	$249,950	$186	41
716 Cranford St	0.55mi	3/1.0	1,320 (+11%)	22mo	$74,900	$57	37
834 Cranford St	0.63mi	2/1.0 (-1)	1,344 (+13%)	13mo	$169,900	$126	33
621 Houston St	0.74mi	2/1.0 (-1)	1,068 (-10%)	15mo	$155,000	$145	31
121 Kyle St	0.66mi	2/1.0 (-1)	1,068 (-10%)	21mo	$115,000	$108	30

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: 36.1%
• Equity multiple: 2.53×
• Total profit: $42,468
• Equity at exit: $14,761

10-year hold

• IRR: 42.8%
• Equity multiple: 5.05×
• Total profit: $112,291
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$58 /mo · $702/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $919

Break-even live

Break-even rent $783

Max offer price $99,000

Occupancy floor 48%

Sensitivity live

Price	-10% $975	-5% $947	+0% $919	+5% $891	+10% $863
Rent	-10% $765	-5% $842	+0% $919	+5% $996	+10% $1,073
Rate	-1.0pp $969	-0.5pp $944	base $919	+0.5pp $893	+1.0pp $867

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.15mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.98mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $99,000 Active 35 DOM
2. 2026-06-19
   days on market $99,000 Active 33 DOM
3. 2026-06-18
   days on market $99,000 Active 32 DOM
4. 2026-06-17
   days on market $99,000 Active 31 DOM
5. 2026-06-16
   days on market $99,000 Active 30 DOM
6. 2026-06-15
   days on market $99,000 Active 29 DOM
7. 2026-06-14
   days on market $99,000 Active 27 DOM
8. 2026-06-12
   days on market $99,000 Active 26 DOM
9. 2026-06-09
   days on market $99,000 Active 23 DOM
10. 2026-06-08
    days on market $99,000 Active 22 DOM
11. 2026-06-07
    days on market $99,000 Active 21 DOM
12. 2026-06-07
    days on market $99,000 Active 20 DOM
13. 2026-06-03
    days on market $99,000 Active 17 DOM
14. 2026-06-03
    remarks 561-char remark
15. 2026-06-02
    days on market $99,000 Active 16 DOM
16. 2026-06-01
    days on market $99,000 Active 15 DOM
17. 2026-05-31
    remarks 454-char remark
18. 2026-05-31
    days on market $99,000 Active 14 DOM
19. 2026-05-30
    remarks 258-char remark
20. 2026-05-30
    pricedays on market $99,000 Active 13 DOM
21. 2026-05-17
    listed $125,000 Active
22. 1995-06-15
    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: $702 · $58/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,110/yr (+$92/mo · 158.1%)

ⓘ 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 · 22 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: $23,358
• − Mortgage interest: −$5,546
• − Property taxes: −$702
• − Insurance: −$495
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$2,880
• Taxable income: $9,998
• Est. tax owed @ 24.0%: −$2,400
• After-tax cash flow: $8,626/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

2 events — show timeline

• 2026-05-17 Listed $125,000 NTREIS
• 1995-06-15 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $702 · +5.3% YoY. Source: county tax records.