216 N Luque @ Fulton · Sinton, TX 78387

$65,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 860 Days on market

Built 1946 7,950 sqft lot $61/sqft · 57% below area ↓ 13% since listing

---

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
• 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 MLS

CALLING ALL INVESTORS! This diamond in the rough is just waiting for an investor to restore it. It was rented out up until November, 2023, when the 20 year tenant fell ill and had to move out. The bones are good and would be an excellent source of rental income in the growing community of Sinton. Or maybe a do-it-all handyman might want it for his own residence. CALL LISTOR FOR SHOWING INSTRUCTIONS AND QUESTIONS. This is an "as is" sale. Seller will make no repairs. Bring us an offer.

Key facts

• 7,950 sq ft lot
• Built 1946
• Listed 860 days

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$149,856) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $844 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% 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: schools F, amenities F, commute 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.
• Market conditions: 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 860 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 860 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.65% ✓
• Cap rate: 21.88%
• Cash-on-cash: 55.68%
• DSCR: 3.48
• GRM: 3.1

CMA / ARV

• ARV (median comp): $149,856
• List price: $65,000
• Delta: -56.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Avenue D	0.37mi	3/1.0	1,005 (-6%)	2mo	$185,500	$185	71
812 Hamilton St	0.33mi	3/2.0	1,120 (+4%)	7mo	$195,500	$175	67
203 W Fourth St	0.58mi	3/2.0	1,058 (-1%)	4mo	$169,900	$161	64
800 Hamilton St	0.36mi	2/1.0 (-1)	1,139 (+6%)	6mo	$135,000	$119	63
400 Avenue B	0.39mi	3/2.0	1,096 (+2%)	14mo	$179,999	$164	62
113 W Welder St	0.37mi	3/2.0	1,152 (+8%)	11mo	$225,000	$195	57
605 S Rachal St	0.56mi	2/1.0 (-1)	1,008 (-6%)	2mo	$34,900	$35	57
621 E Merriman St	0.29mi	3/2.0	1,170 (+9%)	13mo	$165,750	$142	56
924 Lewis	0.42mi	2/1.0 (-1)	941 (-12%)	7mo	$149,999	$159	50
104 Moonlite	0.61mi	3/1.0	922 (-14%)	2mo	$149,900	$163	47
606 Avenue F	0.53mi	4/2.0 (+1)	1,148 (+7%)	10mo	$199,900	$174	46
413 W Main St	0.55mi	3/2.0	984 (-8%)	17mo	$105,500	$107	43

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: 54.0%
• Equity multiple: 3.38×
• Total profit: $43,321
• Equity at exit: $9,692

10-year hold

• IRR: 59.2%
• Equity multiple: 6.89×
• Total profit: $107,255
• Equity at exit: $5,620

Cash invested: $18,200 (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: 159
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $844

Break-even live

Break-even rent $654

Max offer price $65,000

Occupancy floor 46%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	14d	1	0.43mi
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	21d	1	0.63mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 860 DOM
2. 2026-06-17
   days on market $65,000 Active 859 DOM
3. 2026-06-16
   days on market $65,000 Active 858 DOM
4. 2026-06-15
   days on market $65,000 Active 857 DOM
5. 2026-06-15
   days on market $65,000 Active 856 DOM
6. 2026-06-13
   days on market $65,000 Active 855 DOM
7. 2026-06-12
   days on market $65,000 Active 854 DOM
8. 2026-06-09
   days on market $65,000 Active 851 DOM
9. 2026-06-08
   days on market $65,000 Active 850 DOM
10. 2026-06-08
    days on market $65,000 Active 849 DOM
11. 2026-06-05
    days on market $65,000 Active 847 DOM
12. 2026-06-03
    days on market $65,000 Active 845 DOM
13. 2026-06-02
    days on market $65,000 Active 844 DOM
14. 2026-06-01
    days on market $65,000 Active 843 DOM
15. 2026-05-31
    days on market $65,000 Active 842 DOM
16. 2024-02-29
    price $65,000 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS! This diamond in the rough is just waiting for an investor to restore it. It was rented out up until November, 2023, when the 20 year tenant fell ill and had to move out. The bones are good and would be an excellent source of rental income in the growing community of Sinton. Or maybe a do-it-all handyman might want it for his own residence. CALL LISTOR FOR SHOWING INSTRUCTIONS AND QUESTIONS. This is an "as is" sale. Seller will make no repairs. Bring us an offer.

17. 2024-01-15
    listed $75,000 Active 500-char remark

    Show marketing remark (500 chars)

    CALLING ALL INVESTORS! This diamond in the rough is just waiting for an investor to restore it. It was rented out up until November, 2023, when the 20 year tenant fell ill and had to move out. The bones are good and would be an excellent source of rental income in the growing community of Sinton. Or maybe a do-it-all handyman might want it for his own residence. CALL LISTOR FOR SHOWING INSTRUCTIONS AND QUESTIONS. This is an "as is" sale. Seller will make no repairs. Bring us an offer.

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $1,782 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,673
• − Mortgage interest: −$3,641
• − Property taxes: −$1,782
• − Insurance: −$325
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$1,891
• Taxable income: $9,726
• Est. tax owed @ 24.0%: −$2,334
• After-tax cash flow: $7,800/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

-13.3% since first listed

2 events — show timeline

• 2024-02-29 Price Changed $65,000 CBMLS
• 2024-01-15 Listed $75,000 CBMLS

Property tax history

+7.0%/yr

Latest (2025): $1,782 · -11.1% YoY. Source: county tax records.