614 Beckworth St · Sulphur Springs, TX 75482

$123,200

3 bd · 2.5 ba · 1,288 sqft · SingleFamily public records · 166 Days on market

Built 1940 Fair condition 10,367 sqft lot $96/sqft · 45% below area Est $224k · 45% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• 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 165 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. Condition is rated fair.

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: $108k (12.0% 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+, 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: Sulphur Springs El (math 49% / reading 40%, grade F, #1,155 of 4,322 statewide, top 29%, 639 students, 70% 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: 453 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 166 days — a 12% lower offer ($108k) 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 $108,416 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.39% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (median comp): $224,000
• List price: $123,200
• Delta: -45.00%
• 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%)	2mo	$245,000	$168	67
426 & 430 Cranford St	0.53mi	3/1.5	1,288 (0%)	10mo	$115,000	$89	63
913 Fisher St	0.52mi	3/1.0	1,374 (+7%)	3mo	$175,000	$127	56
303 Ardis St	0.18mi	3/2.0	1,472 (+14%)	13mo	$215,000	$146	54
312 Radio Rd	0.53mi	3/2.0	1,421 (+10%)	2mo	$147,500	$104	54
210 Calvert St	0.36mi	3/2.0	1,473 (+14%)	4mo	$195,500	$133	54
133 Kyle St	0.51mi	3/1.0	1,138 (-12%)	1mo	$175,000	$154	50
500 Sprite Dr	0.73mi	3/2.0	1,390 (+8%)	8mo	$219,000	$158	44
908 Fisher St	0.51mi	2/1.0 (-1)	1,147 (-11%)	8mo	$180,000	$157	40
709 Jefferson St E	0.74mi	3/1.0	1,152 (-11%)	5mo	$65,000	$56	38
110 Mitchell St	0.71mi	2/1.0 (-1)	1,200 (-7%)	14mo	$40,000	$33	33
466 Cypress	0.70mi	4/2.0 (+1)	1,473 (+14%)	9mo	$249,174	$169	29

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 39 active · 5 under contract
• Months of supply: 19.5 mo (5%/mo absorbed)
• Median asking: $219,900 ($168/sqft)
• Median days on market: 70 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75482

• Active inventory: 453
• 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
• Club membership (one-time): —
• 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	93d	1	0.07mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	93d	1	0.55mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	93d	1	1.05mi

Listing history 50 events

1. 2026-08-08
   days on market $123,200 Active 166 DOM
2. 2026-08-07
   days on market $123,200 Active 165 DOM
3. 2026-08-06
   days on market $123,200 Active 164 DOM
4. 2026-08-05
   days on market $123,200 Active 163 DOM
5. 2026-08-04
   days on market $123,200 Active 162 DOM
6. 2026-08-03
   days on market $123,200 Active 161 DOM
7. 2026-07-31
   days on market $123,200 Active 158 DOM
8. 2026-07-30
   days on market $123,200 Active 157 DOM
9. 2026-07-29
   days on market $123,200 Active 156 DOM
10. 2026-07-27
    days on market $123,200 Active 154 DOM
11. 2026-07-25
    days on market $123,200 Active 152 DOM
12. 2026-07-24
    days on market $123,200 Active 151 DOM
13. 2026-07-23
    days on market $123,200 Active 150 DOM
14. 2026-07-22
    days on market $123,200 Active 149 DOM
15. 2026-07-21
    days on market $123,200 Active 148 DOM
16. 2026-07-18
    days on market $123,200 Active 145 DOM
17. 2026-07-16
    days on market $123,200 Active 143 DOM
18. 2026-07-15
    days on market $123,200 Active 142 DOM
19. 2026-07-14
    days on market $123,200 Active 141 DOM
20. 2026-07-13
    days on market $123,200 Active 140 DOM
21. 2026-07-12
    days on market $123,200 Active 139 DOM
22. 2026-07-11
    days on market $123,200 Active 138 DOM
23. 2026-07-11
    days on market $123,200 Active 137 DOM
24. 2026-07-09
    days on market $123,200 Active 136 DOM
25. 2026-07-08
    days on market $123,200 Active 135 DOM
26. 2026-07-07
    days on market $123,200 Active 134 DOM
27. 2026-07-06
    days on market $123,200 Active 133 DOM
28. 2026-07-05
    days on market $123,200 Active 132 DOM
29. 2026-07-04
    days on market $123,200 Active 131 DOM
30. 2026-07-03
    days on market $123,200 Active 130 DOM
31. 2026-07-03
    days on market $123,200 Active 129 DOM
32. 2026-07-01
    days on market $123,200 Active 128 DOM
33. 2026-06-30
    days on market $123,200 Active 127 DOM
34. 2026-06-29
    days on market $123,200 Active 126 DOM
35. 2026-06-28
    days on market $123,200 Active 125 DOM
36. 2026-06-27
    days on market $123,200 Active 124 DOM
37. 2026-06-26
    days on market $123,200 Active 122 DOM
38. 2026-06-22
    days on market $123,200 Active 119 DOM
39. 2026-06-21
    days on market $123,200 Active 118 DOM
40. 2026-06-19
    days on market $123,200 Active 116 DOM
41. 2026-06-18
    days on market $123,200 Active 115 DOM
42. 2026-06-17
    days on market $123,200 Active 114 DOM
43. 2026-06-16
    days on market $123,200 Active 113 DOM
44. 2026-06-15
    days on market $123,200 Active 112 DOM
45. 2026-06-14
    days on market $123,200 Active 110 DOM
46. 2026-06-12
    days on market $123,200 Active 109 DOM
47. 2026-06-09
    days on market $123,200 Active 106 DOM
48. 2026-06-08
    days on market $123,200 Active 105 DOM
49. 2026-06-07
    days on market $123,200 Active 104 DOM
50. 2026-06-07
    days on market $123,200 Active 103 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: $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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $32,200–$57,960 screening

A moderately rehabbed home with average interior and exterior conditions, requiring landscaping, painting, and roof inspection to maximize its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Counters granite Appliances white HVAC central · new lt5

Repairs flagged

• Major Landscaping — Overgrown and unkempt, detracts from curb appeal.
• Moderate Exterior painting — Siding appears weathered and could benefit from fresh paint.
• Major Landscaping — Overgrown and unkempt, detracts from curb appeal.
• Major Roof inspection — Roof appears intact but not recently inspected, could have hidden issues.

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value. ↑
• Both Kitchen and bathroom updates — Modernizes spaces and improves functionality. ↑
• Both Roof inspection and repair — Ensures structural integrity and adds value to the property. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Sulphur Springs El F TX #1,155/4,322 Nat'l #16,061/41,679 Middle Sulphur Springs Middle D TX #512/1,662 Nat'l #4,963/14,009 High Sulphur Springs H S D+ TX #478/1,632 Nat'l #5,269/17,239

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

B Composite livability gradescore 70/100

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 · 38,107 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: 6% of renters

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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%

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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%

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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

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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.