1009 Camp St · Sulphur Springs, TX 75482

$144,000

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 9 Days on market

Built 1984 7,492 sqft lot Est $234k · 38% under ↓ 13% since listing

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.2/10.0
• 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

Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

Key facts

• Open floor plan
• Large backyard
• Spacious lot

Tags

• OPEN FLOOR PLAN
• BREAKFAST BAR
• LARGE BACKYARD
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Cap rate 9.6% 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; 3 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 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 $996 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 $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y 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

• 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 $144,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $233,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Moore St S	0.31mi	3/2.0	1,432 (+0%)	5mo	$215,000	$150	80
828 Bell St	0.31mi	3/2.0	1,440 (+1%)	5mo	$300,000	$208	80
1016 Markeda St	0.09mi	3/2.0	1,539 (+8%)	10mo	$232,000	$151	74
124 Goodman St	0.73mi	3/2.0	1,416 (-1%)	2mo	$250,000	$177	63
128 Goodman St	0.72mi	3/2.0	1,416 (-1%)	7mo	$250,000	$177	60
606 Ingram St	0.71mi	3/2.0	1,433 (+0%)	13mo	$234,900	$164	55
945 Forrest Ln	0.50mi	3/2.0	1,488 (+4%)	18mo	$270,000	$181	54
1224 Terry Ln	0.59mi	3/2.0	1,323 (-7%)	15mo	$215,000	$163	48
721 Plano St	0.57mi	3/2.0	1,628 (+14%)	8mo	$215,000	$132	43
1030 Texas St	0.67mi	3/2.0	1,264 (-11%)	15mo	$205,000	$162	38
606 Bellview St	0.54mi	2/2.0 (-1)	1,221 (-14%)	20mo	$205,000	$168	30
1315 Main St	0.74mi	3/1.5	1,253 (-12%)	18mo	$169,900	$136	29

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,191
• Equity at exit: $21,471

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $35,033
• Equity at exit: $12,450

Cash invested: $40,320 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$284 /mo · $3,412/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $399

Break-even live

Break-even rent $1,392

Max offer price $144,000

Occupancy floor 74%

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: $36,000
• Closing costs: $4,320
• 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	43d	1	0.35mi
1699 Arbala Rd Sulphur Springs, TX	1.0–3.0	1.0–2.0	985	$1,874	$1.90	43d	10	1.23mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	43d	1	1.27mi

Listing history 15 events

1. 2026-04-09
   status Pending
2. 2026-04-07
   status Active
3. 2026-03-10
   status Pending
4. 2026-03-03
   listed $144,000 Active
5. 2024-12-06
   historical
6. 2024-11-21
   price $189,900
7. 2024-10-28
   listed $199,900 Active
8. 2021-04-15
   soldstatus
9. 2021-03-12
   soldstatus Sold 477-char remark

   Show marketing remark (477 chars)

   Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

10. 2021-01-20
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

11. 2020-12-30
    status Active 477-char remark

    Show marketing remark (477 chars)

    Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

12. 2020-12-28
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

13. 2020-12-04
    listed $165,000 Active 477-char remark

    Show marketing remark (477 chars)

    Well maintained 3bd 2bth brick home on corner lot in popular Lincoln Heights subdivision. Conveniently located near Coleman Lake, walking trails, sporting complex, schools, and shopping! Home offers an open concept living area, separate laundry room, flex space that could be used for a home office, game room, or potential 4th bedroom, walk in closets, and master en-suite bath. Large fenced backyard with storage building. Roof replaced in 2019. Affordable and move in ready!

14. 1997-08-11
    soldstatus
15. 1993-08-06
    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: $3,412 · $284/mo
• Projected year-2 tax: $3,412 · $284/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: $22,767
• − Mortgage interest: −$8,066
• − Property taxes: −$3,412
• − Insurance: −$720
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$4,189
• Taxable income: $2,737
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,135/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

-12.7% since first listed

15 events — show timeline

• 2026-04-09 Pending — NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-03-10 Pending — NTREIS
• 2026-03-03 Listed $144,000 NTREIS
• 2024-12-06 Listing Removed — NTREIS
• 2024-11-21 Price Changed $189,900 NTREIS
• 2024-10-28 Listed $199,900 NTREIS
• 2021-04-15 Sold (Public Records) — Public Records
• 2021-03-12 Sold (MLS) — NTREIS
• 2021-01-20 Pending — NTREIS
• 2020-12-30 Relisted — NTREIS
• 2020-12-28 Pending — NTREIS
• 2020-12-04 Listed $165,000 NTREIS
• 1997-08-11 Sold (Public Records) — Public Records
• 1993-08-06 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,412 · -5.7% YoY. Source: county tax records.