614 Beckworth St · Sulphur Springs, TX 75482

$123,200

3 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 118 Days on market

Built 1940 10,367 sqft lot $96/sqft · 43% below area Est $218k · 43% under

---

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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

Key facts

• 0.24 acre lot
• Built 1940
• Listed 117 days

Tags

• CONNECTED LIVING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $123k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $123k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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+, 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $852 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $31k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,112 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $217,538
• List price: $123,200
• Delta: -43.37%
• 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
212 Beckham St W	0.14mi	3/2.0	1,461 (+13%)	1mo	$245,000	$168	68
426 & 430 Cranford St	0.53mi	3/1.5	1,288 (0%)	8mo	$115,000	$89	64
913 Fisher St	0.52mi	3/1.0	1,374 (+7%)	2mo	$175,000	$127	57
303 Ardis St	0.18mi	3/2.0	1,472 (+14%)	12mo	$215,000	$146	56
312 Radio Rd	0.53mi	3/2.0	1,421 (+10%)	1mo	$147,500	$104	56
210 Calvert St	0.36mi	3/2.0	1,473 (+14%)	2mo	$195,500	$133	55
500 Sprite Dr	0.73mi	3/2.0	1,390 (+8%)	6mo	$219,000	$158	46
834 Cranford St	0.58mi	2/1.0 (-1)	1,344 (+4%)	13mo	$169,900	$126	44
908 Fisher St	0.51mi	2/1.0 (-1)	1,147 (-11%)	7mo	$180,000	$157	41
709 Jefferson St E	0.74mi	3/1.0	1,152 (-11%)	3mo	$65,000	$56	39
110 Mitchell St	0.71mi	2/1.0 (-1)	1,200 (-7%)	12mo	$40,000	$33	34
466 Cypress	0.70mi	4/2.0 (+1)	1,473 (+14%)	8mo	$249,174	$169	30

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,128
• Equity at exit: $18,370

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $41,304
• Equity at exit: $10,652

Cash invested: $34,496 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$646
• Tax from tax record: −$236 /mo · $2,829/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $424

Break-even live

Break-even rent $1,181

Max offer price $123,200

Occupancy floor 70%

Sensitivity live

Price	-10% $494	-5% $459	+0% $424	+5% $389	+10% $354
Rent	-10% $288	-5% $356	+0% $424	+5% $492	+10% $560
Rate	-1.0pp $486	-0.5pp $456	base $424	+0.5pp $392	+1.0pp $360

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: $30,800
• Closing costs: $3,696
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.07mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	0.55mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	1.05mi

Listing history 35 events

1. 2026-06-21
   days on market $123,200 Active 118 DOM
2. 2026-06-19
   days on market $123,200 Active 116 DOM
3. 2026-06-18
   days on market $123,200 Active 115 DOM
4. 2026-06-17
   days on market $123,200 Active 114 DOM
5. 2026-06-16
   days on market $123,200 Active 113 DOM
6. 2026-06-15
   days on market $123,200 Active 112 DOM
7. 2026-06-14
   days on market $123,200 Active 110 DOM
8. 2026-06-12
   days on market $123,200 Active 109 DOM
9. 2026-06-09
   days on market $123,200 Active 106 DOM
10. 2026-06-08
    days on market $123,200 Active 105 DOM
11. 2026-06-07
    days on market $123,200 Active 104 DOM
12. 2026-06-07
    days on market $123,200 Active 103 DOM
13. 2026-06-03
    days on market $123,200 Active 100 DOM
14. 2026-06-02
    days on market $123,200 Active 99 DOM
15. 2026-06-01
    days on market $123,200 Active 98 DOM
16. 2026-05-31
    days on market $123,200 Active 97 DOM
17. 2026-05-30
    days on market $123,200 Active 96 DOM
18. 2026-05-05
    status Active 549-char remark

    Show marketing remark (549 chars)

    Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

19. 2026-04-14
    price $123,200 549-char remark

    Show marketing remark (549 chars)

    Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

20. 2026-04-07
    status Active 549-char remark

    Show marketing remark (549 chars)

    Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

21. 2026-01-21
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

22. 2025-11-26
    listed $154,000 Active 549-char remark

    Show marketing remark (549 chars)

    Step into a layout designed for both daily flow and flexible living. This 3-bedroom, 2.5-bath home features connected living spaces filled with natural light and a kitchen equipped with an island for added workspace and gathering. The floor plan offers separation between common areas and bedrooms for practical use. Located near Coleman Park, Buford Park, Sulphur Springs Country Club, and shopping along Interstate 30, with convenient access to downtown services. A well-positioned property ready for in-person review, schedule your showing today.

23. 2023-02-13
    soldstatus
24. 2023-02-10
    soldstatus Closed 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

25. 2023-01-17
    historical Active Option Contract 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

26. 2023-01-07
    status Active 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

27. 2022-11-30
    status Pending 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

28. 2022-11-09
    historical Active Option Contract 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

29. 2022-11-01
    listed $145,000 Active 631-char remark

    Show marketing remark (631 chars)

    Beautifully updated 3 bedroom 2.5 bath home. Kitchen boasts custom cabinets, built in pot filler, wine rack, butcherblock countertops, and a large granite top island with ample additional storage. Pops of character throughout the home include a custom built hall tree just outside of the mudroom, desk nook in downstairs bedroom, custom wooden vent hood in kitchen, and a beautifully finished staircase with stained wooden steps. Large utility -mud room. Updated LVP flooring throughout. Loft room upstairs that would make an excellent main bedroom or private office suite. Central location near shopping, schools, and restaurants.

30. 2020-09-11
    soldstatus Sold
31. 2020-09-11
    soldstatus
32. 2020-07-28
    status Pending
33. 2019-12-31
    status Active
34. 2019-12-23
    historical Active Option Contract
35. 2019-02-18
    listed $28,500 Active

ⓘ 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: $2,829 · $236/mo
• Projected year-2 tax: $2,829 · $236/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 ≥109°F today · 23 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: $20,618
• − Mortgage interest: −$6,901
• − Property taxes: −$2,829
• − Insurance: −$616
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$3,584
• Taxable income: $3,389
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $4,277/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

+332.3% since first listed

18 events — show timeline

• 2026-05-05 Relisted — NTREIS
• 2026-04-14 Price Changed $123,200 NTREIS
• 2026-04-07 Relisted — NTREIS
• 2026-01-21 Pending — NTREIS
• 2025-11-26 Listed $154,000 NTREIS
• 2023-02-13 Sold (Public Records) — Public Records
• 2023-02-10 Sold (MLS) — NTREIS
• 2023-01-17 Contingent — NTREIS
• 2023-01-07 Relisted — NTREIS
• 2022-11-30 Pending — NTREIS
• 2022-11-09 Contingent — NTREIS
• 2022-11-01 Listed $145,000 NTREIS
• 2020-09-11 Sold (Public Records) — Public Records
• 2020-09-11 Sold (MLS) — NTREIS
• 2020-07-28 Pending — NTREIS
• 2019-12-31 Relisted — NTREIS
• 2019-12-23 Contingent — NTREIS
• 2019-02-18 Listed $28,500 NTREIS

Property tax history

+17.0%/yr

Latest (2025): $2,829 · +1.5% YoY. Source: county tax records.