566 CR 4777 · Tira, TX 75482

$69,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 16 Days on market

Built 1983 0.81 ac lot

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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
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect flip for the savvy buyer or contractor ready to restore this properties original glory. Bring your ideas for this 3 bed 2 bath north of Sulphur Springs. Roof was installed within the last 2 years.

Key facts

• 0.81 acre lot
• Built 1983
• Listed 15 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing is for sale (standard listing conditions)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Additional parking
• Utilities: Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Attached
• Construction: Built in 1983
• Exterior features: Approximately 0.81-acre lot; Located in the Aiguier subdivision; Directions: Take Hwy 19 north of Sulphur Springs to CR 4777, go approximately 0.7 miles; house on right

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Eat-in kitchen; High-speed internet available; One living area; One dining area; Room count: 3
• Laundry & utility: Electricity connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#1,524 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, crime F, amenities F.
• North Hopkins ISD (rural): math 44% / reading 49% proficiency, ranked #245 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Hopkins El (math 52% / reading 52%, grade C-, #742 of 4,322 statewide, top 19%, 289 students, 58% FRL).
• Market conditions: 382 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $68,851 (1.5% below list)

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 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 2.32% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.15%
• DSCR: 3.14
• GRM: 3.6

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $38,727
• Equity at exit: $10,422

10-year hold

• IRR: 51.5%
• Equity multiple: 6.02×
• Total profit: $98,266
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $785

Break-even live

Break-even rent $629

Max offer price $69,900

Occupancy floor 47%

Sensitivity live

Price	-10% $825	-5% $805	+0% $785	+5% $766	+10% $746
Rent	-10% $657	-5% $721	+0% $785	+5% $849	+10% $914
Rate	-1.0pp $821	-0.5pp $803	base $785	+0.5pp $767	+1.0pp $749

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $69,900 Active 16 DOM
2. 2026-06-19
   days on market $69,900 Active 14 DOM
3. 2026-06-18
   days on market $69,900 Active 13 DOM
4. 2026-06-17
   days on market $69,900 Active 12 DOM
5. 2026-06-16
   days on market $69,900 Active 11 DOM
6. 2026-06-15
   days on market $69,900 Active 10 DOM
7. 2026-06-14
   days on market $69,900 Active 8 DOM
8. 2026-06-12
   remarks 204-char remark
9. 2026-06-12
   listed $69,900 Active 7 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: $1,212 · $101/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$67/yr (+$6/mo · 5.5%)

ⓘ 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 6/10 Major
• 🌡 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: $19,474
• − Mortgage interest: −$3,915
• − Property taxes: −$1,212
• − Insurance: −$350
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$2,033
• Taxable income: $8,848
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $7,301/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: North Hopkins ISD
• NCES district ID: 4832970
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $48,616
• Composite: 39.74/100
• National rank: #3895
• State rank: #245 of 826 in TX

Livability — Tira

• Score: 48/100
• State rank: #1524
• US rank: #26040

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing B- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tira, TX
• County: Hopkins County · 26,483 people
• 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

5 events — show timeline

• 2026-06-05 Listed $69,900 NTREIS
• 2000-09-11 Sold (Public Records) — Public Records
• 1999-02-26 Sold (Public Records) — Public Records
• 1998-05-29 Sold (Public Records) — Public Records
• 1996-03-25 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,212 · +2.1% YoY. Source: county tax records.