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756 Stonewood Dr
D Composite 44.53
Why this score? — see what drove the D 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 +12.8/30.0
  • ARV discount +8.4/15.0
  • Schools +4.9/10.0
  • Condition / age +4.8/5.0
  • 1% rule +3.8/10.0
  • DSCR +3.8/10.0
  • Livability +3.5/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$219,990

756 Stonewood Dr · Sulphur Springs, TX 75482
4 bd · 2.5 ba · 1,741 sqft · Townhouse · 1 Days on market
Built 2025 Excellent condition 2,483 sqft lot Garage $126/sqft · at area comps Est $224k · at est. $30/mo HOA · 2% of rent ↓ 19% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Stony Creek floorplan at Stonewood in Sulphur Springs offers a spacious and modern layout with 1,742 sq. ft. of thoughtfully designed living space across three stories, featuring 4 bedrooms, 2.5 bathrooms, and a 1-car garage. This is one unit. On the first floor, you'll find an open-concept design that connects the kitchen, dining area, and family room, creating the perfect space for entertaining or everyday living. The kitchen includes a large pantry and convenient access to the main living areas, while a powder bath and front entry foyer add extra functionality for guests. The upper levels provide privacy and flexibility, with all four bedrooms located upstairs. The home includes a private primary suite with an ensuite bath and walk-in closet, plus additional secondary bedrooms and a full bathroom-ideal for family, guests, or a home office setup. With smart use of space, comfortable bedroom separation, and an easy-flow layout, the Stony Creek is a great option for homeowners looking for style and convenience in the Stonewood community. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

  • Open floor plan
  • Utility room
  • Oversized shower

Tags

OPEN FLOOR PLANOVERSIZED SHOWERUTILITY ROOM

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 4-bed/2.5-bath townhouse listed at $220k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-19 ($-228/yr) — negative.
  • To cash-flow at today's rent, offer at most $217k (1.3% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.9% below list).
  • Recommended offer: $194k (11.9% below list) — sets the bar for 1% rule.
  • Cap rate 6.2% 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: 575 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

  • Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
  • 3 sale attempts 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

  • Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $193,834 (11.9% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  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
0.88% ✗
Cap rate
6.19%
Cash-on-cash
-0.37%
DSCR
0.98
GRM
9.5

CMA / ARV

ARV (median comp)
$224,500
List price
$219,990
Delta
-2.01%
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
748 Stonewood Dr 0.09mi 3/2.5 (-1) 1,504 (-14%) 4mo $226,990 $151 65
808 Jefferson St E 0.59mi 3/2.0 (-1) 1,728 (-1%) 2mo $254,999 $148 62
612 Camp St 1.48mi 3/2.0 (-1) 1,721 (-1%) 0mo $239,000 $139 56
516 Locust St S 1.35mi 3/2.0 (-1) 1,717 (-1%) 2mo $59,000 $34 54
820 Mulberry St 1.49mi 3/2.0 (-1) 1,820 (+4%) 4mo $384,800 $211 47
113 Hollie Cir 1.40mi 3/2.0 (-1) 1,836 (+6%) 3mo $250,000 $136 46
144 Hollie Cir 1.36mi 3/2.0 (-1) 1,639 (-6%) 3mo $235,000 $143 46
200 Whitworth St 0.77mi 3/2.0 (-1) 1,643 (-6%) 3mo $275,000 $167 46
315 Ardis St 0.78mi 3/2.0 (-1) 1,624 (-7%) 4mo $249,999 $154 43
100 Cedar Springs Blvd 1.44mi 3/2.0 (-1) 1,910 (+10%) 4mo $334,000 $175 38
130 Lamar St 0.62mi 3/2.0 (-1) 2,048 (+18%) 4mo $299,900 $146 35
224 Marianne Cir 1.07mi 3/2.0 (-1) 1,996 (+15%) 4mo $330,000 $165 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
-16.9%
Equity multiple
0.40×
Total profit
$-36,811
Equity at exit
$32,801
10-year hold
IRR
-8.7%
Equity multiple
0.46×
Total profit
$-33,420
Equity at exit
$19,021

Cash invested: $61,597 (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
3 active · 1 under contract
Months of supply
18.0 mo (6%/mo absorbed)
Median asking
$214,960 ($141/sqft)
Median days on market
117 d
This list price
67% of active listings are priced below it
ARV vs active asking
-8.3% 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
575
Price-to-rent
9.5×

Monthly cashflow live

Estimated rent
$1,938 high interval (Pro) →
Mortgage (P&I)
−$1,154
Tax est. 1.5%
−$275 /mo · $3,300/yr
Insurance
−$92
HOA
−$30
Vacancy / Maint / Mgmt
−$407
Net cashflow
$-19

Break-even live

Break-even rent $1,962
Max offer price $217,239
Occupancy floor 96%

Sensitivity live

Price -10% $133 -5% $57 +0% $-19 +5% $-95 +10% $-171
Rent -10% $-172 -5% $-96 +0% $-19 +5% $58 +10% $134
Rate -1.0pp $92 -0.5pp $37 base $-19 +0.5pp $-76 +1.0pp $-134

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
$54,998
Closing costs
$6,600
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 11 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
306 Calvert St Sulphur Springs, TX 4.0 2.0 1704 $1,400 $0.82 18d 1 0.37mi
709 Fuller St Sulphur Springs, TX 3.0 2.0 1100 $2,200 $2.00 184d 1 0.38mi
707 Fuller St Unit C Sulphur Springs, TX 3.0 2.0 1163 $1,850 $1.59 37d 1 0.40mi
417 Putman St Sulphur Springs, TX 3.0 2.0 1488 $1,700 $1.14 32d 1 0.70mi
604 W A St Sulphur Springs, TX 3.0 2.0 1216 $1,500 $1.23 184d 1 0.70mi
1407 Live Oak St Sulphur Springs, TX 4.0 3.0 1478 $2,300 $1.56 0d 1 1.06mi
213 Helm Ln Sulphur Springs, TX 3.0 2.5 2084 $2,000 $0.96 184d 1 1.15mi
521 Church St Sulphur Springs, TX 3.0 2.0 2054 $1,250 $0.61 0d 1 1.26mi
144 Hollie Cir Sulphur Springs, TX 3.0 2.0 1639 $2,000 $1.22 15d 1 1.36mi
302 Kelli Cir Sulphur Springs, TX 3.0 2.5 2218 $2,700 $1.22 184d 1 1.47mi
1435 Mockingbird Ln Sulphur Springs, TX 3.0 3.0 1764 $2,000 $1.13 51d 1 1.50mi

Property features AI

Finance

HOA & community
Mandatory associationSemiannual association fee of $180Association fee includes management fees

Exterior

Parking
Attached garage1 garage space
Security
Carbon monoxide detectorsSmoke detectors
Utilities
City sewerCity waterUnderground utilities
Home design
Attached townhouseTwo stories
Construction
Built in 2025New construction—incompleteFrame and siding constructionComposition roofSlab foundation
Exterior features
Wood fence

Interior

Kitchen
DishwasherDisposalElectric ovenElectric range
Bedrooms
4 bedrooms
Flooring
CarpetLaminate
Bathrooms
2 full bathrooms1 half bathroom
Heating & cooling
Central heating with natural gasCentral air conditioning with electric cooling
Interior features
Cable TV availableHigh-speed internet available

Listing history 50 events

  1. 2026-11-08
    days on marketlisting id $219,990 Active 1 DOM
  2. 2026-11-07
    days on market $219,990 Active 262 DOM
  3. 2026-11-06
    days on market $219,990 Active 261 DOM
  4. 2026-11-05
    days on market $219,990 Active 260 DOM
  5. 2026-11-04
    pricedays on market $219,990 Active 259 DOM
  6. 2026-11-02
    days on market $214,990 Active 257 DOM
  7. 2026-11-01
    remarks 699-char remark
  8. 2026-11-01
    pricedays on marketlisting id $214,990 Active 256 DOM
  9. 2026-10-31
    days on market $219,990 Active 257 DOM
  10. 2026-10-30
    days on market $219,990 Active 256 DOM
  11. 2026-10-29
    days on market $219,990 Active 255 DOM
  12. 2026-10-28
    days on market $219,990 Active 254 DOM
  13. 2026-10-27
    days on market $219,990 Active 253 DOM
  14. 2026-10-26
    days on market $219,990 Active 252 DOM
  15. 2026-10-26
    days on market $219,990 Active 251 DOM
  16. 2026-10-24
    days on market $219,990 Active 250 DOM
  17. 2026-10-23
    days on market $219,990 Active 249 DOM
  18. 2026-10-22
    days on market $219,990 Active 248 DOM
    Show marketing remark (1328 chars)

    The Stony Creek floorplan at Stonewood in Sulphur Springs offers a spacious and modern layout with 1,742 sq. ft. of thoughtfully designed living space across three stories, featuring 4 bedrooms, 2.5 bathrooms, and a 1-car garage. This is one unit. On the first floor, you'll find an open-concept design that connects the kitchen, dining area, and family room, creating the perfect space for entertaining or everyday living. The kitchen includes a large pantry and convenient access to the main living areas, while a powder bath and front entry foyer add extra functionality for guests. The upper levels provide privacy and flexibility, with all four bedrooms located upstairs. The home includes a private primary suite with an ensuite bath and walk-in closet, plus additional secondary bedrooms and a full bathroom-ideal for family, guests, or a home office setup. With smart use of space, comfortable bedroom separation, and an easy-flow layout, the Stony Creek is a great option for homeowners looking for style and convenience in the Stonewood community. Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

  19. 2026-10-21
    pricedays on market $219,990 Active 247 DOM
  20. 2026-10-20
    days on market $226,990 Active 246 DOM
  21. 2026-10-19
    days on market $226,990 Active 245 DOM
  22. 2026-10-18
    days on market $226,990 Active 244 DOM
  23. 2026-10-17
    days on market $226,990 Active 243 DOM
  24. 2026-10-16
    days on market $226,990 Active 242 DOM
  25. 2026-10-15
    days on market $226,990 Active 241 DOM
  26. 2026-10-14
    days on market $226,990 Active 240 DOM
  27. 2026-10-13
    days on market $226,990 Active 239 DOM
  28. 2026-10-12
    days on market $226,990 Active 238 DOM
  29. 2026-10-11
    days on market $226,990 Active 237 DOM
  30. 2026-10-10
    days on market $226,990 Active 236 DOM
  31. 2026-10-09
    days on market $226,990 Active 235 DOM
  32. 2026-10-08
    days on market $226,990 Active 234 DOM
  33. 2026-10-07
    days on market $226,990 Active 233 DOM
  34. 2026-10-06
    days on market $226,990 Active 232 DOM
  35. 2026-10-05
    days on market $226,990 Active 231 DOM
  36. 2026-10-04
    days on market $226,990 Active 230 DOM
  37. 2026-10-04
    days on market $226,990 Active 229 DOM
  38. 2026-10-02
    days on market $226,990 Active 228 DOM
  39. 2026-10-01
    price $226,990 Active 227 DOM
  40. 2026-10-01
    days on market $231,990 Active 227 DOM
  41. 2026-09-30
    days on market $231,990 Active 226 DOM
  42. 2026-09-29
    days on market $231,990 Active 225 DOM
  43. 2026-09-28
    days on market $231,990 Active 224 DOM
  44. 2026-09-27
    days on market $231,990 Active 223 DOM
  45. 2026-09-26
    days on market $231,990 Active 222 DOM
  46. 2026-09-25
    days on market $231,990 Active 221 DOM
  47. 2026-09-24
    days on market $231,990 Active 220 DOM
  48. 2026-09-23
    days on market $231,990 Active 219 DOM
  49. 2026-09-22
    days on market $231,990 Active 218 DOM
  50. 2026-09-21
    days on market $231,990 Active 217 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 24 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$23,260
− Mortgage interest
−$12,323
− Property taxes
−$3,300
− Insurance
−$1,100
− Repairs & maintenance
−$1,861
− Management
−$1,861
− HOA
−$360
− Depreciation
−$6,400
Taxable loss
−$3,944
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$947
After-tax cash flow
$718/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 · 2 photos

Excellent 95/100 None rehab

This single-family home in Sulphur Springs, TX is in excellent condition with no visible repairs or maintenance needed. It offers a spacious and modern layout with 4 bedrooms and 2.5 bathrooms, making it a great investment opportunity.

Value-add opportunities

  • Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
  • Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
  • Both Interior staging — Can make the home more appealing to potential buyers and renters ↑
F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Lemm El D TX #989/4,322 Nat'l #14,382/41,679 Middle Schindewolf Int F TX #756/1,662 Nat'l #6,830/14,009 High Klein H S B- TX #234/1,632 Nat'l #3,176/17,239

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

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%
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
—

Price history

-19.1% since first listed
19 events — show timeline
  • 2026-11-06 Listed $219,990 NTREIS
  • 2026-11-03 Price Changed $219,990 Zillow
  • 2026-10-31 Listing Removed — NTREIS
  • 2026-10-22 Price Changed $214,990 Zillow
  • 2026-10-21 Price Changed $219,990 NTREIS
  • 2026-10-03 Price Changed $221,990 Zillow
  • 2026-10-01 Price Changed $226,990 NTREIS
  • 2026-08-13 Price Changed $231,990 NTREIS
  • 2026-08-11 Price Changed $226,990 Zillow
  • 2026-08-05 Price Changed $226,990 NTREIS
  • 2026-08-02 Price Changed $221,990 Zillow
  • 2026-07-03 Price Changed $241,990 Zillow
  • 2026-05-24 Price Changed $246,990 NTREIS
  • 2026-05-23 Price Changed $246,990 Zillow
  • 2026-05-13 Price Changed $261,990 Zillow
  • 2026-04-04 Price Changed $256,990 Zillow
  • 2026-02-18 Listed $261,990 Zillow
  • 2026-02-17 Price Changed $261,990 NTREIS
  • 2026-02-16 Listed $271,990 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…