606 E Avenue C · Sweetwater, TX 79556

$43,000

3 bd · 1.0 ba · 1,135 sqft · SingleFamily public records · 180 Days on market

Built 1990 6,011 sqft lot $38/sqft · 55% below area ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for one to put your own mark on, here it is. This home has 3 bedrooms, 1 bathroom, large eat-in kitchen, 1 year old roof, and is only blocks from shopping plaza and down the street from the middle school. This property is being Sold As Is. Call agent Michael Hammit to schedule your tour. 325-235-1762

Key facts

• Large eat-in kitchen
• 1 year old roof
• 6,011 sq ft lot

Tags

• LARGE EAT-IN KITCHEN
• 1 YEAR OLD ROOF
• BLOCKS FROM SHOPPING PLAZA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% vs local median 6.1% in Sweetwater — 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 66/100 on livability (#640 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, schools F, amenities F.
• Sweetwater ISD (town): math 27% / reading 29% proficiency, ranked #681 of 826 in TX (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Nolan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Nolan County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe 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 $37,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.71% ✓
• Cap rate: 32.46%
• Cash-on-cash: 93.46%
• DSCR: 5.16
• GRM: 2.2

CMA / ARV

• ARV (median comp): $94,790
• List price: $43,000
• Delta: -54.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 James St	0.44mi	2/1.0 (-1)	1,272 (+12%)	4mo	$120,000	$94	51

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: 94.3%
• Equity multiple: 5.38×
• Total profit: $52,794
• Equity at exit: $6,411

10-year hold

• IRR: 97.1%
• Equity multiple: 11.22×
• Total profit: $123,034
• Equity at exit: $3,718

Cash invested: $12,040 (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 79556

• Active inventory: 108
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$225
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $938

Break-even live

Break-even rent $408

Max offer price $43,000

Occupancy floor 36%

Sensitivity live

Price	-10% $962	-5% $950	+0% $938	+5% $926	+10% $913
Rent	-10% $812	-5% $875	+0% $938	+5% $1,001	+10% $1,064
Rate	-1.0pp $959	-0.5pp $949	base $938	+0.5pp $927	+1.0pp $915

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 Bell St Sweetwater, TX	3.0	2.0	1305	$1,595	$1.22	44d	1	1.05mi

Listing history 23 events

1. 2026-06-21
   days on market $43,000 Active 180 DOM
2. 2026-06-18
   days on market $43,000 Active 178 DOM
3. 2026-06-17
   days on market $43,000 Active 177 DOM
4. 2026-06-16
   days on market $43,000 Active 176 DOM
5. 2026-06-15
   days on market $43,000 Active 175 DOM
6. 2026-06-15
   days on market $43,000 Active 174 DOM
7. 2026-06-13
   days on market $43,000 Active 173 DOM
8. 2026-06-12
   days on market $43,000 Active 172 DOM
9. 2026-06-09
   days on market $43,000 Active 169 DOM
10. 2026-06-08
    days on market $43,000 Active 168 DOM
11. 2026-06-08
    days on market $43,000 Active 167 DOM
12. 2026-06-07
    days on market $43,000 Active 166 DOM
13. 2026-06-03
    days on market $43,000 Active 163 DOM
14. 2026-06-02
    days on market $43,000 Active 162 DOM
15. 2026-06-01
    days on market $43,000 Active 161 DOM
16. 2026-05-31
    days on market $43,000 Active 160 DOM
17. 2026-04-15
    price $43,000 309-char remark

    Show marketing remark (309 chars)

    Looking for one to put your own mark on, here it is. This home has 3 bedrooms, 1 bathroom, large eat-in kitchen, 1 year old roof, and is only blocks from shopping plaza and down the street from the middle school. This property is being Sold As Is. Call agent Michael Hammit to schedule your tour. 325-235-1762

18. 2026-02-24
    price $47,000 309-char remark

    Show marketing remark (309 chars)

    Looking for one to put your own mark on, here it is. This home has 3 bedrooms, 1 bathroom, large eat-in kitchen, 1 year old roof, and is only blocks from shopping plaza and down the street from the middle school. This property is being Sold As Is. Call agent Michael Hammit to schedule your tour. 325-235-1762

19. 2025-12-22
    listed $54,900 Active 309-char remark

    Show marketing remark (309 chars)

    Looking for one to put your own mark on, here it is. This home has 3 bedrooms, 1 bathroom, large eat-in kitchen, 1 year old roof, and is only blocks from shopping plaza and down the street from the middle school. This property is being Sold As Is. Call agent Michael Hammit to schedule your tour. 325-235-1762

20. 2015-09-17
    soldstatus
21. 2014-03-20
    soldstatus
22. 1996-02-15
    soldstatus
23. 1995-04-04
    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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/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 · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,140
• − Mortgage interest: −$2,409
• − Property taxes: −$947
• − Insurance: −$215
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$1,251
• Taxable income: $11,256
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $8,551/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: Sweetwater ISD
• NCES district ID: 4842030
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $37,599
• Composite: 23.36/100
• National rank: #7912
• State rank: #681 of 826 in TX

Livability — Sweetwater

• Score: 66/100
• State rank: #640
• US rank: #12189

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sweetwater, TX
• City population: 12,593
• Population (ZIP): 12,593

Population outlook (Nolan County) Hauer SSP2

• Today (2025): 15,048 people
• By 2030: 15,043 · +-0.0%
• By 2040: 15,235 · +1.2%
• By 2050: 15,603 · +3.7%
• By 2075: 16,528 · +9.8%
• By 2100: 16,427 · +9.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 53% Hispanic / Latino 38% Two or more races 19% Black 4%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Nolan

• 2024 margin: Solid R (+59.2) · D 19.9% · R 79.2%
• 2008→2024 swing: -20.4pp toward R · 2008: -38.8pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+55.4 2016: R+53.2 2012: R+45.1 2008: R+38.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -129.76%
• Current HPI: 123.8718
• Rent YoY: —
• Metro: —
• 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

-21.7% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $43,000 NCBOR
• 2026-02-24 Price Changed $47,000 NCBOR
• 2025-12-22 Listed $54,900 NCBOR
• 2015-09-17 Sold (Public Records) — Public Records
• 2014-03-20 Sold (Public Records) — Public Records
• 1996-02-15 Sold (Public Records) — Public Records
• 1995-04-04 Sold (Public Records) — Public Records

Property tax history

+27.1%/yr

Latest (2025): $947 · -14.3% YoY. Source: county tax records.