1745 Arbala Rd · Sulphur Springs, TX 75482

$130,000

5 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.31 ac lot

---

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 +26.7/30.0
• 1% rule +9.3/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 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

Great 5 bedroom 2 bath home at the edge of Sulphur Springs. This home offers an open kitchen and living room with breakfast bar, split bedroom floorplan, sunroom and more. The exterior has a nice back yard with inground gunite pool, storage building and cross fencing to separate the pool and yard. Great for growing family. Sold AS-IS. Property was built prior to 1978 and lead based paint potentially exists.

Key facts

• Cross-fenced yard
• Versatile sunroom
• Breakfast bar

Tags

• OPEN-CONCEPT LAYOUT
• BREAKFAST BAR
• SPLIT-BEDROOM FLOOR PLAN
• VERSATILE SUNROOM
• IN-GROUND GUNITE POOL
• CROSS-FENCED YARD

Property features AI

Finance

• Other: Lot: less than 0.5 acre (about 0.313 acres); Subdivision: Rock Creek Add; Directions: From I-30 in Sulphur Springs, take the League Street exit and head south on Hwy 2297; the house will be on your right
• Financial info: Listing terms: Cash; Loan type: Treat as clear; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Concrete parking area; No garage or carport
• Utilities: City water; City sewer; All-weather road access; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1972; Entry level: One
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Back yard fencing; Cross-fenced yard; Wood fencing; In-ground fenced pool; Other outbuilding/structure

Interior

• Kitchen: Dishwasher; Electric range; Kitchen (approx. 12 x 12)
• Bedrooms: 5 bedrooms (all on the main level); Primary bedroom on main level
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Electric cooling
• Interior features: Cable TV available; One living area; One dining area; 10 total rooms; Levels: One
• Laundry & utility: Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.5% 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; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• 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 $130,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.43% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,461
• Equity at exit: $19,383

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $30,731
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$382 /mo · $4,587/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $351

Break-even live

Break-even rent $1,415

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $425	-5% $388	+0% $351	+5% $314	+10% $278
Rent	-10% $204	-5% $278	+0% $351	+5% $425	+10% $498
Rate	-1.0pp $417	-0.5pp $384	base $351	+0.5pp $317	+1.0pp $283

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   statusdays on market $130,000 Pending 4 DOM
2. 2026-06-02
   days on market $130,000 Active 3 DOM
3. 2026-06-01
   days on market $130,000 Active 2 DOM
4. 2026-05-30
   remarks 693-char remark
5. 2026-05-30
   listed $130,000 Active 1 DOM

ⓘ 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: $4,587 · $382/mo
• Projected year-2 tax: $4,587 · $382/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 ≥109°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: $22,318
• − Mortgage interest: −$7,282
• − Property taxes: −$4,587
• − Insurance: −$650
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$3,782
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,626/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

+113.1% since first listed

24 events — show timeline

• 2026-05-30 Listed $130,000 NTREIS
• 2019-02-14 Sold (MLS) — NTREIS
• 2019-01-03 Pending — NTREIS
• 2018-12-18 Price Changed $124,000 NTREIS
• 2018-11-20 Price Changed $132,900 NTREIS
• 2018-10-15 Listed $142,250 NTREIS
• 2018-09-18 Listing Removed — NTREIS
• 2018-07-06 Price Changed $149,900 NTREIS
• 2018-06-11 Listed $152,000 NTREIS
• 2016-11-02 Sold (Public Records) — Public Records
• 2016-11-01 Sold (MLS) — NTREIS
• 2016-09-22 Pending — NTREIS
• 2016-09-21 Relisted — NTREIS
• 2016-09-13 Pending — NTREIS
• 2016-07-08 Listed $143,500 NTREIS
• 2016-06-10 Sold (Public Records) — Public Records
• 2016-06-09 Sold (MLS) — NTREIS
• 2016-05-26 Pending — NTREIS
• 2016-05-23 Listed $105,000 NTREIS
• 2010-07-09 Sold (MLS) — NTREIS
• 2010-05-21 Listing Removed — NTREIS
• 2010-05-11 Listed $61,000 NTREIS
• 2002-09-11 Sold (Public Records) — Public Records
• 1996-12-23 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,587 · -2.5% YoY. Source: county tax records.