124 Foscue St · Sulphur Springs, TX 75482

$139,900

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 61 Days on market

Built 1956 10,193 sqft lot $106/sqft · 5% above area Est $133k · 5% over ↓ 7% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.7/10.0
• ARV discount +5.1/15.0
• 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

Charming 3-bedroom, 1-bath home offering 1,318 sqft of updated living space in Sulphur Springs! Features a newer roof, updated electrical with new lighting and outlets, new water heater, and a new HVAC system. Enjoy a fully remodeled kitchen and bathroom, with all appliances included new in 2021-2022. Move-in ready

Key facts

• Updated electrical
• Newer roof
• New water heater

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• NEW WATER HEATER
• NEW HVAC SYSTEM
• FULLY REMODELED KITCHEN
• FULLY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.3% 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: 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $967 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1956 — 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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 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: 1.37% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.64%
• DSCR: 1.56
• GRM: 6.1

CMA / ARV

• ARV (median comp): $132,724
• List price: $139,900
• Delta: 5.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Jefferson St E	0.11mi	3/2.0	1,400 (+6%)	10mo	$225,000	$161	73
816 Jefferson St E	0.14mi	3/2.0	1,244 (-6%)	11mo	$234,900	$189	71
709 Jefferson St E	0.17mi	3/1.0	1,152 (-13%)	3mo	$65,000	$56	68
903 College St	0.26mi	3/1.0	1,190 (-10%)	10mo	$89,000	$75	64
618 Putman St	0.40mi	3/2.0	1,350 (+2%)	15mo	$230,000	$170	61
110 Mitchell St	0.21mi	2/1.0 (-1)	1,200 (-9%)	12mo	$40,000	$33	60
417 Putman St	0.49mi	3/1.0	1,488 (+13%)	1mo	$130,000	$87	55
128 Oak Grove Dr	0.73mi	3/1.5	1,288 (-2%)	13mo	$225,000	$175	50
210 Calvert St	0.56mi	3/2.0	1,473 (+12%)	2mo	$195,500	$133	48
628 Fuller St	0.45mi	3/1.5	1,458 (+11%)	15mo	$150,000	$103	47
207 California St E	0.68mi	2/1.0 (-1)	1,129 (-14%)	3mo	$84,000	$74	36
466 Cypress	0.74mi	4/2.0 (+1)	1,473 (+12%)	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: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,722
• Equity at exit: $20,860

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $37,543
• Equity at exit: $12,096

Cash invested: $39,172 (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: 378
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$314 /mo · $3,767/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $413

Break-even live

Break-even rent $1,400

Max offer price $139,900

Occupancy floor 74%

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: $34,975
• Closing costs: $4,197
• 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	44d	1	0.39mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.86mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.93mi

Listing history 17 events

1. 2026-05-04
   price $139,900 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home offering 1,318 sqft of updated living space in Sulphur Springs! Features a newer roof, updated electrical with new lighting and outlets, new water heater, and a new HVAC system. Enjoy a fully remodeled kitchen and bathroom, with all appliances included new in 2021-2022. Move-in ready

2. 2026-03-24
   listed $144,900 Active 316-char remark

   Show marketing remark (316 chars)

   Charming 3-bedroom, 1-bath home offering 1,318 sqft of updated living space in Sulphur Springs! Features a newer roof, updated electrical with new lighting and outlets, new water heater, and a new HVAC system. Enjoy a fully remodeled kitchen and bathroom, with all appliances included new in 2021-2022. Move-in ready

3. 2026-03-19
   price $144,900
4. 2026-03-02
   price $149,900
5. 2026-02-11
   price $159,900
6. 2026-01-23
   listed $169,900 Active
7. 2023-07-05
   price $155,000
8. 2023-06-07
   price $158,000
9. 2023-05-24
   price $160,000
10. 2023-04-22
    listed $162,000 Active
11. 2022-01-28
    soldstatus
12. 2022-01-27
    soldstatus Sold
13. 2021-12-20
    status Pending
14. 2021-12-10
    price $134,900
15. 2021-10-08
    listed $149,700 Active
16. 2002-06-03
    soldstatus
17. 1999-10-01
    soldstatus

ⓘ 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: $3,767 · $314/mo
• Projected year-2 tax: $3,767 · $314/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: $23,065
• − Mortgage interest: −$7,837
• − Property taxes: −$3,767
• − Insurance: −$700
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$4,070
• Taxable income: $3,002
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $4,231/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

-6.5% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $139,900 NTREIS
• 2026-03-24 Listed $144,900 NTREIS
• 2026-03-19 Price Changed $144,900 GTAR
• 2026-03-02 Price Changed $149,900 GTAR
• 2026-02-11 Price Changed $159,900 GTAR
• 2026-01-23 Listed $169,900 GTAR
• 2023-07-05 Price Changed $155,000 NTREIS
• 2023-06-07 Price Changed $158,000 NTREIS
• 2023-05-24 Price Changed $160,000 NTREIS
• 2023-04-22 Listed $162,000 NTREIS
• 2022-01-28 Sold (Public Records) — Public Records
• 2022-01-27 Sold (MLS) — NTREIS
• 2021-12-20 Pending — NTREIS
• 2021-12-10 Price Changed $134,900 NTREIS
• 2021-10-08 Listed $149,700 NTREIS
• 2002-06-03 Sold (Public Records) — Public Records
• 1999-10-01 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,767 · -1.7% YoY. Source: county tax records.