820 County Road 4708 · Sulphur Springs, TX 75482

$125,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 218 Days on market

Built 2000 1.00 ac lot ↓ 16% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• 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

Discover the perfect blend of space, affordability, and recreation with this unique property. Just minutes from Cooper Lake, this mobile home sits on a spacious 1 acre lot with a front porch, back patio, and carport, offering endless potential. Information deemed reliable but not guaranteed. Buyer and buyer's agent to do own due diligence.

Key facts

• Front porch
• Carport
• 1 acre lot

Tags

• 1 ACRE LOT
• FRONT PORCH
• BACK PATIO
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 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 $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.06%
• Cash-on-cash: 17.04%
• DSCR: 1.76
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.32×
• Total profit: $11,366
• Equity at exit: $18,638

10-year hold

• IRR: 17.5%
• Equity multiple: 2.44×
• Total profit: $50,525
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $497

Break-even live

Break-even rent $978

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $125,000 Active 218 DOM
2. 2026-06-18
   days on market $125,000 Active 217 DOM
3. 2026-06-17
   days on market $125,000 Active 216 DOM
4. 2026-06-16
   days on market $125,000 Active 215 DOM
5. 2026-06-15
   days on market $125,000 Active 214 DOM
6. 2026-06-14
   days on market $125,000 Active 212 DOM
7. 2026-06-12
   days on market $125,000 Active 211 DOM
8. 2026-06-09
   days on market $125,000 Active 208 DOM
9. 2026-06-08
   days on market $125,000 Active 207 DOM
10. 2026-06-07
    days on market $125,000 Active 206 DOM
11. 2026-06-07
    days on market $125,000 Active 205 DOM
12. 2026-06-03
    days on market $125,000 Active 202 DOM
13. 2026-06-02
    days on market $125,000 Active 201 DOM
14. 2026-06-01
    days on market $125,000 Active 200 DOM
15. 2026-05-31
    days on market $125,000 Active 199 DOM
16. 2026-05-30
    days on market $125,000 Active 198 DOM
17. 2026-01-29
    price $125,000 344-char remark

    Show marketing remark (344 chars)

    Discover the perfect blend of space, affordability, and recreation with this unique property. Just minutes from Cooper Lake, this mobile home sits on a spacious 1 acre lot with a front porch, back patio, and carport, offering endless potential. Information deemed reliable but not guaranteed. Buyer and buyer's agent to do own due diligence.

18. 2025-11-13
    listed $132,000 Active 344-char remark

    Show marketing remark (344 chars)

    Discover the perfect blend of space, affordability, and recreation with this unique property. Just minutes from Cooper Lake, this mobile home sits on a spacious 1 acre lot with a front porch, back patio, and carport, offering endless potential. Information deemed reliable but not guaranteed. Buyer and buyer's agent to do own due diligence.

19. 2025-03-26
    historical
20. 2025-01-24
    price $140,000
21. 2024-10-07
    price $142,000
22. 2024-09-23
    listed $149,000 Active
23. 2021-11-10
    soldstatus
24. 2015-05-07
    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: $777 · $65/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$1,510/yr (+$126/mo · 194.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $19,281
• − Mortgage interest: −$7,002
• − Property taxes: −$777
• − Insurance: −$625
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$3,636
• Taxable income: $4,156
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,966/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

• 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

-16.1% since first listed

8 events — show timeline

• 2026-01-29 Price Changed $125,000 NTREIS
• 2025-11-13 Listed $132,000 NTREIS
• 2025-03-26 Listing Removed — NTREIS
• 2025-01-24 Price Changed $140,000 NTREIS
• 2024-10-07 Price Changed $142,000 NTREIS
• 2024-09-23 Listed $149,000 NTREIS
• 2021-11-10 Sold (Public Records) — Public Records
• 2015-05-07 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $777 · +0.8% YoY. Source: county tax records.