220 Calvert St · Sulphur Springs, TX 75482

$185,000

2 bd · 2.0 ba · 862 sqft · SingleFamily · 3 Days on market

Built 2026 5,227 sqft lot Est $136k · 36% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful New construction home in Sulphur Springs, TX featuring 2 bedrooms and 2 bathrooms. This home offers an open floor plan with modern floors throughout and a spacious kitchen with beautiful custom countertops and ample cabinet space. The living and dining areas connect seamlessly for easy everyday living and entertaining. Located on a quiet street, this move-in-ready home combines functional design with modern finishes!

Key facts

• Quiet street
• Open floor plan
• Move-in-ready

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• CUSTOM COUNTERTOPS
• AMPLE CABINET SPACE
• QUIET STREET
• MOVE-IN-READY

Property features AI

Finance

• Other: Builder-listed property; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; New construction (completed 2026)
• Construction: Siding exterior; Built in 2026; New construction — complete
• Exterior features: Lot under 0.5 acre (about 0.12 acres); Subdivision: Wimmi Wags II

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 13; Second bedroom (level 1) — approx. 12 x 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Granite counters; 3 total rooms; 1 living area
• Laundry & utility: No separate laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.0% vs local median 4.4% 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+, amenities F, commute 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.
• Zoned schools: Bowie Pri (math 27% / reading 37%, grade F, #2,268 of 4,322 statewide, top 55%, 319 students, 62% FRL); Sulphur Springs Middle (math 50% / reading 38%, grade D, #512 of 1,662 statewide, top 32%, 974 students, 61% FRL); Sulphur Springs H S (math 53% / reading 50%, grade D+, #478 of 1,632 statewide, top 29%, 1,263 students, 53% FRL).
• Market conditions: 382 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $185,000

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: 1.03% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $136,196
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Calvert St	0.06mi	3/2.0 (+1)	841 (-2%)	23mo	$169,000	$201	68
130 Jackson St N	0.51mi	2/1.0	872 (+1%)	7mo	$137,900	$158	64
814 Freeman St	0.11mi	2/1.0	750 (-13%)	6mo	$119,900	$160	64
207 Whitworth St	0.54mi	2/1.0	872 (+1%)	11mo	$125,000	$143	60
318 Beckham St W	0.33mi	2/1.0	970 (+12%)	10mo	$59,900	$62	52
211 Weaver Dr	0.52mi	2/1.0	780 (-10%)	13mo	$132,000	$169	45
105 Ardis St	0.43mi	2/1.0	988 (+15%)	10mo	$65,000	$66	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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,469
• Equity at exit: $27,584

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $30,865
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $418

Break-even live

Break-even rent $1,374

Max offer price $185,000

Occupancy floor 73%

Sensitivity live

Price	-10% $522	-5% $470	+0% $418	+5% $365	+10% $313
Rent	-10% $267	-5% $342	+0% $418	+5% $493	+10% $568
Rate	-1.0pp $511	-0.5pp $465	base $418	+0.5pp $370	+1.0pp $321

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	45d	1	0.15mi
210 Duckworth St Sulphur Springs, TX	1.0–2.0	1.0	700	$1,000	$1.43	45d	2	1.36mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	45d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $185,000 Active 3 DOM
2. 2026-06-19
   remarks 430-char remark
3. 2026-06-19
   listed $185,000 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: $461 · $38/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$2,925/yr (+$244/mo · 634.9%)

ⓘ 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: $22,834
• − Mortgage interest: −$10,363
• − Property taxes: −$461
• − Insurance: −$925
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,382
• Taxable income: $2,050
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $4,519/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

1 event — show timeline

• 2026-06-18 Listed $185,000 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $461 · +17.1% YoY. Source: county tax records.