605 S Rachal St · Sinton, TX 78387

$34,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 322 Days on market

Built 1950 6,900 sqft lot ↓ 29% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

FIXER UPPER CALLING ALL INVESTORS or anyone who is looking for a starter home or additional rental income. This home is surrounded by mature trees. Its a gem in the rough waiting for its new owner. Don't miss out on this opportunity.

Key facts

• 6,900 sq ft lot
• Built 1950
• Listed 322 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 40.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 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 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.50% ✓
• Cap rate: 40.65%
• Cash-on-cash: 122.72%
• DSCR: 6.46
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $162,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 S Rachal St	0.00mi	2/1.0	1,008 (0%)	2mo	$34,900	$35	98
408 Avenue D	0.26mi	3/1.0 (+1)	1,005 (-0%)	2mo	$185,500	$185	80
203 W Fourth St	0.06mi	3/2.0 (+1)	1,058 (+5%)	4mo	$169,900	$161	77
221 Hugh St	0.17mi	2/1.0	1,045 (+4%)	18mo	$153,000	$146	71
901 E 5th	0.60mi	3/1.0 (+1)	988 (-2%)	4mo	$169,000	$171	60
400 Avenue B	0.17mi	3/2.0 (+1)	1,096 (+9%)	14mo	$179,999	$164	56
812 E 4th St	0.49mi	2/1.0	868 (-14%)	6mo	$22,000	$25	49
104 Moonlite	0.72mi	3/1.0 (+1)	922 (-8%)	2mo	$149,900	$163	46
608 E Fulton	0.63mi	2/1.0	933 (-7%)	18mo	$140,000	$150	44
413 W Main St	0.65mi	3/2.0 (+1)	984 (-2%)	17mo	$105,500	$107	43
325 S Chiltipin St	0.49mi	3/1.5 (+1)	906 (-10%)	20mo	$135,000	$149	36
113 W Welder St	0.66mi	3/2.0 (+1)	1,152 (+14%)	11mo	$225,000	$195	27

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: —
• Equity multiple: 6.94×
• Total profit: $58,015
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 14.57×
• Total profit: $132,570
• Equity at exit: $3,018

Cash invested: $9,772 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $999

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 31%

Sensitivity live

Price	-10% $1,023	-5% $1,011	+0% $999	+5% $987	+10% $975
Rent	-10% $875	-5% $937	+0% $999	+5% $1,061	+10% $1,123
Rate	-1.0pp $1,017	-0.5pp $1,008	base $999	+0.5pp $990	+1.0pp $981

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	23d	1	0.13mi
924 Flores St Sinton, TX	1.0	1.0	700	$864	$1.23	46d	1	0.43mi
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	16d	1	0.88mi
12137 County Road 1232 Sinton, TX	2.0	1.0	1472	$1,050	$0.71	16d	1	1.49mi

Listing history 5 events

1. 2026-01-15
   status Pending
2. 2026-01-14
   historical
3. 2025-11-26
   price $34,900
4. 2025-08-26
   price $44,900
5. 2025-02-21
   listed $49,500 Active

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,843
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,015
• Taxable income: $12,160
• Est. tax owed @ 24.0%: −$2,918
• After-tax cash flow: $9,073/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

-29.5% since first listed

5 events — show timeline

• 2026-01-15 Pending — CBMLS
• 2026-01-14 Delisted — CBMLS
• 2025-11-26 Price Changed $34,900 CBMLS
• 2025-08-26 Price Changed $44,900 CBMLS
• 2025-02-21 Listed $49,500 CBMLS

Property tax history

+8.1%/yr

Latest (2025): $2,430 · +19.8% YoY. Source: county tax records.