756 Stonewood Dr · Sulphur Springs, TX 75482

$226,990

4 bd · 2.5 ba · 1,741 sqft · Townhouse · 173 Days on market

Built 2025 Excellent condition 2,483 sqft lot $130/sqft · 46% below area Est $423k · 46% under $30/mo HOA · 1% of rent ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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 PLAN
• OVERSIZED SHOWER
• UTILITY ROOM
• INVESTMENT OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (9.5% below list).
• Recommended offer: $200k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lemm El (math 44% / reading 51%, grade D, #989 of 4,322 statewide, top 23%, 625 students, 47% FRL); Schindewolf Int (math 31% / reading 43%, grade F, #756 of 1,662 statewide, top 47%, 1,152 students, 55% FRL); Klein H S (math 58% / reading 67%, grade B-, #234 of 1,632 statewide, top 14%, 3,352 students, 45% FRL).
• Market conditions: 453 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 35% 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.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $199,751 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $422,920
• List price: $226,990
• Delta: -41.60%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3218 Pine Run Dr	0.24mi	3/2.0 (-1)	1,782 (+2%)	1mo	$249,000	$140	77
20515 Spring Bluff Ln	0.30mi	4/2.0	1,869 (+7%)	1mo	$274,900	$147	71
18963 Candlelight Crescent Rd	0.96mi	3/2.5 (-1)	1,711 (-2%)	1mo	$249,000	$146	56
2015 Louetta Brook Ct	0.86mi	3/2.0 (-1)	1,661 (-5%)	1mo	$268,000	$161	50
3226 Keygate Dr	1.08mi	3/2.0 (-1)	1,855 (+6%)	0mo	$272,000	$147	47
3223 Stoneydale Ln	0.68mi	3/2.0 (-1)	1,948 (+12%)	1mo	$249,900	$128	40
2218 Louetta Brook Ln	0.73mi	4/2.0	1,990 (+14%)	1mo	$289,000	$145	39
2714 Holly Walk Ln	0.77mi	4/2.5	2,003 (+15%)	2mo	$350,000	$175	39
2615 Honeysuckle Walk	0.77mi	4/2.0	2,110 (+21%)	0mo	$319,500	$151	38
18747 Candle Park Dr	1.13mi	3/2.0 (-1)	2,161 (+24%)	1mo	$320,000	$148	32
3315 Haydee Rd	1.38mi	3/2.0 (-1)	1,456 (-16%)	1mo	$229,900	$158	32
21514 Greenham Dr	1.33mi	3/2.0 (-1)	2,070 (+19%)	2mo	$209,500	$101	32

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,182
• Equity at exit: $33,845

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-28,437
• Equity at exit: $19,626

Cash invested: $63,557 (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: 453
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$30
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $24

Break-even live

Break-even rent $2,024

Max offer price $226,990

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $103	+0% $24	+5% $-54	+10% $-133
Rent	-10% $-138	-5% $-57	+0% $24	+5% $106	+10% $187
Rate	-1.0pp $139	-0.5pp $82	base $24	+0.5pp $-34	+1.0pp $-94

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: $56,748
• Closing costs: $6,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3123 Spring Ranch Ln Spring, TX	3.0	2.0	1619	$1,819	$1.12	48d	1	0.33mi
3123 Spring Ranch Ln Spring, TX	3.0	2.0	1619	$1,819	$1.12	93d	1	0.33mi
20019 Hardsville Dr Spring, TX	3.0	2.0	1782	$2,200	$1.23	28d	1	0.36mi
3223 Spring Cypress Rd Apt 315 Spring, TX	3.0	2.0	1312	$1,833	$1.40	0d	1	0.49mi
2539 Spring Cypress Rd Spring, TX	1.0–3.0	1.0–3.0	1086	$2,214	$2.04	0d	18	0.73mi
2953 FM 2920 Rd Spring, TX	1.0–3.0	1.0–2.0	996	$2,079	$2.09	2d	24	0.82mi
20327 Louetta Reach Dr Spring, TX	4.0	2.0	2124	$2,056	$0.97	7d	1	0.86mi
1919 Treasure Mountain Dr Spring, TX	3.0	2.0	2141	$2,300	$1.07	18d	1	0.95mi
3135 Lavender Candle Dr Spring, TX	3.0	2.0	1530	$1,679	$1.10	31d	1	1.06mi
21400 Big Spring Valley Ave Spring, TX	1.0–3.0	1.0–2.5	1074	$2,370	$2.21	7d	72	1.06mi
4115 Louetta Rd Spring, TX	1.0–3.0	1.0–2.0	1035	$1,972	$1.91	0d	21	1.21mi
21330 N Tangle Creek Ln Spring, TX	3.0	2.0	1231	$1,836	$1.49	93d	1	1.38mi
2311 Rendale Ct Spring, TX	3.0	2.0	2051	$2,095	$1.02	23d	1	1.43mi
3815 Marywood Dr Spring, TX	3.0	2.0	1876	$1,945	$1.04	1d	1	1.46mi
3906 Postwood Dr Spring, TX	4.0	2.5	2211	$2,045	$0.92	57d	1	1.47mi
3402 Haydee Rd Spring, TX	3.0	2.5	1548	$2,300	$1.49	4d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $226,990 Active 173 DOM
2. 2026-08-06
   days on market $226,990 Active 171 DOM
3. 2026-08-05
   price $226,990 Active 170 DOM
4. 2026-08-05
   days on market $246,990 Active 170 DOM
5. 2026-08-04
   days on market $246,990 Active 169 DOM
6. 2026-08-03
   days on market $246,990 Active 168 DOM
7. 2026-07-31
   days on market $246,990 Active 165 DOM
8. 2026-07-30
   days on market $246,990 Active 163 DOM
9. 2026-07-28
   days on market $246,990 Active 162 DOM
10. 2026-07-26
    days on market $246,990 Active 160 DOM
11. 2026-07-24
    days on market $246,990 Active 158 DOM
12. 2026-07-23
    days on market $246,990 Active 157 DOM
13. 2026-07-22
    days on market $246,990 Active 156 DOM
14. 2026-07-21
    days on market $246,990 Active 155 DOM
15. 2026-07-20
    days on market $246,990 Active 154 DOM
16. 2026-07-18
    days on market $246,990 Active 152 DOM
17. 2026-07-18
    days on market $246,990 Active 151 DOM
18. 2026-07-16
    days on market $246,990 Active 150 DOM
19. 2026-07-15
    days on market $246,990 Active 149 DOM
20. 2026-07-14
    days on market $246,990 Active 148 DOM
21. 2026-07-13
    days on market $246,990 Active 147 DOM
22. 2026-07-13
    days on market $246,990 Active 146 DOM
23. 2026-07-11
    days on market $246,990 Active 145 DOM
24. 2026-07-10
    days on market $246,990 Active 144 DOM
25. 2026-07-09
    days on market $246,990 Active 143 DOM
26. 2026-07-07
    days on market $246,990 Active 141 DOM
27. 2026-07-06
    days on market $246,990 Active 140 DOM
28. 2026-07-06
    days on market $246,990 Active 139 DOM
29. 2026-07-05
    days on market $246,990 Active 138 DOM
30. 2026-07-03
    days on market $246,990 Active 137 DOM
31. 2026-07-02
    days on market $246,990 Active 136 DOM
32. 2026-07-01
    days on market $246,990 Active 135 DOM
33. 2026-06-30
    days on market $246,990 Active 134 DOM
34. 2026-06-29
    days on market $246,990 Active 133 DOM
35. 2026-06-28
    days on market $246,990 Active 132 DOM
36. 2026-06-27
    days on market $246,990 Active 131 DOM
37. 2026-06-26
    days on market $246,990 Active 130 DOM
38. 2026-06-24
    days on market $246,990 Active 128 DOM
39. 2026-06-22
    days on market $246,990 Active 126 DOM
40. 2026-06-21
    days on market $246,990 Active 125 DOM
41. 2026-06-18
    days on market $246,990 Active 122 DOM
42. 2026-06-17
    days on market $246,990 Active 121 DOM
43. 2026-06-16
    days on market $246,990 Active 120 DOM
44. 2026-06-15
    days on market $246,990 Active 119 DOM
45. 2026-06-13
    days on market $246,990 Active 117 DOM
46. 2026-06-09
    days on market $246,990 Active 113 DOM
47. 2026-06-08
    days on market $246,990 Active 112 DOM
48. 2026-06-07
    days on market $246,990 Active 111 DOM
49. 2026-06-04
    days on market $246,990 Active 108 DOM
50. 2026-06-03
    days on market $246,990 Active 107 DOM

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

Taxation est. · year 1

• Rental income: $24,654
• − Mortgage interest: −$12,715
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$360
• − Depreciation: −$6,603
• Taxable loss: −$3,509
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $1,134/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: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 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

• County: Hopkins County · 5,571,493 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 (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

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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 · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

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

-3.7% since first listed

5 events — show timeline

• 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