756 Stonewood Dr · Sulphur Springs, TX 75482

$231,990

4 bd · 2.5 ba · 1,741 sqft · Townhouse · 219 Days on market

Built 2025 Excellent condition 2,483 sqft lot $133/sqft · 45% below area Est $422k · 45% 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 +13.2/30.0
• Schools +4.9/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• 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 $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (11.0% below list).
• Recommended offer: $204k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.5% 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: 518 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 40d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 219 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $204,151 (12.0% 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. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (median comp): $422,169
• List price: $231,990
• Delta: -45.05%
• 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
20515 Spring Bluff Ln	0.30mi	4/2.0	1,869 (+7%)	2mo	$274,900	$147	70
21315 Meadowhill Dr	1.21mi	3/2.0 (-1)	1,772 (+2%)	1mo	$250,000	$141	54
3226 Keygate Dr	1.08mi	3/2.0 (-1)	1,855 (+6%)	2mo	$272,000	$147	46
20903 Manon Ln	0.84mi	3/2.0 (-1)	1,880 (+8%)	1mo	$279,000	$148	44
2314 Ligustrum Flower Dr	1.40mi	3/2.0 (-1)	1,949 (+12%)	1mo	$289,900	$149	37
2615 Honeysuckle Walk	0.77mi	4/2.0	2,110 (+21%)	2mo	$319,500	$151	37
510 Moggy Ct	0.89mi	3/2.0 (-1)	1,978 (+14%)	0mo	$299,000	$151	35
19718 Teller Blvd	1.06mi	3/2.0 (-1)	1,981 (+14%)	0mo	$284,000	$143	35
18719 Candle Park Dr	1.20mi	3/2.0 (-1)	2,006 (+15%)	0mo	$294,888	$147	33
20922 Deauville	0.77mi	3/2.0 (-1)	2,171 (+25%)	1mo	$299,900	$138	32
18747 Candle Park Dr	1.13mi	3/2.0 (-1)	2,161 (+24%)	2mo	$320,000	$148	31
1922 Silver Leaf Dr	1.24mi	3/1.5 (-1)	1,312 (-25%)	1mo	$240,000	$183	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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-37,700
• Equity at exit: $34,590

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-32,829
• Equity at exit: $20,058

Cash invested: $64,957 (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: 518
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,217
• Tax est. 1.5%: −$290 /mo · $3,480/yr
• Insurance: −$97
• HOA: −$30
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-2

Break-even live

Break-even rent $2,067

Max offer price $231,633

Occupancy floor 95%

Sensitivity live

Price	-10% $158	-5% $78	+0% $-2	+5% $-83	+10% $-163
Rent	-10% $-166	-5% $-84	+0% $-2	+5% $79	+10% $161
Rate	-1.0pp $114	-0.5pp $57	base $-2	+0.5pp $-63	+1.0pp $-124

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: $57,998
• Closing costs: $6,960
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	139d	1	0.33mi
3123 Spring Ranch Ln Spring, TX	3.0	2.0	1619	$1,819	$1.12	94d	1	0.33mi
20019 Hardsville Dr Spring, TX	3.0	2.0	1782	$2,200	$1.23	74d	1	0.36mi
20607 Spring Aspen Ln Spring, TX	3.0	2.0	1891	$2,150	$1.14	29d	1	0.40mi
3223 Spring Cypress Rd Apt 315 Spring, TX	3.0	2.0	1312	$1,873	$1.43	24d	1	0.49mi
2539 Spring Cypress Rd Spring, TX	1.0–3.0	1.0–3.0	1086	$2,214	$2.04	0d	20	0.73mi
2953 FM 2920 Rd Spring, TX	1.0–3.0	1.0–2.0	996	$2,079	$2.09	0d	23	0.82mi
20327 Louetta Reach Dr Spring, TX	4.0	2.0	2124	$1,946	$0.92	32d	1	0.86mi
1919 Treasure Mountain Dr Spring, TX	3.0	2.0	2141	$2,300	$1.07	64d	1	0.95mi
21023 La Arbre Ln Spring, TX	4.0	2.0	2043	$2,300	$1.13	38d	1	0.98mi
2034 Louetta Reserve Way Spring, TX	3.0	2.0	1650	$2,250	$1.36	41d	1	1.02mi
3135 Lavender Candle Dr Spring, TX	3.0	2.0	1530	$1,679	$1.10	77d	1	1.06mi
3656 Postwood Dr Spring, TX	3.0	2.0	1397	$1,935	$1.39	20d	1	1.15mi
4115 Louetta Rd Spring, TX	1.0–3.0	1.0–2.0	1035	$1,964	$1.90	0d	30	1.21mi
21400 Big Spring Valley Ave Spring, TX	1.0–3.0	1.0–2.5	1074	$2,400	$2.23	4d	68	1.22mi
21330 N Tangle Creek Ln Spring, TX	3.0	2.0	1231	$1,836	$1.49	139d	1	1.38mi
3207 Haydee Rd Spring, TX	3.0	2.0	1548	$1,826	$1.18	39d	1	1.38mi
2311 Rendale Ct Spring, TX	3.0	2.0	2051	$2,095	$1.02	69d	1	1.43mi
3880 Farm to Market 2920 Spring, TX	1.0–3.0	1.0–2.0	1037	$2,481	$2.39	0d	31	1.44mi
3815 Marywood Dr Spring, TX	3.0	2.0	1876	$1,945	$1.04	48d	1	1.46mi
3906 Postwood Dr Spring, TX	4.0	2.5	2211	$2,045	$0.92	103d	1	1.47mi
3402 Haydee Rd Spring, TX	3.0	2.5	1548	$1,900	$1.23	39d	1	1.48mi
3402 Haydee Rd Spring, TX	3.0	2.5	1548	$1,805	$1.17	33d	1	1.48mi

Listing history 50 events

1. 2026-09-23
   days on market $231,990 Active 219 DOM
2. 2026-09-22
   days on market $231,990 Active 218 DOM
3. 2026-09-21
   days on market $231,990 Active 217 DOM
4. 2026-09-20
   days on market $231,990 Active 216 DOM
5. 2026-09-19
   days on market $231,990 Active 215 DOM
6. 2026-09-18
   days on market $231,990 Active 214 DOM
7. 2026-09-17
   days on market $231,990 Active 213 DOM
8. 2026-09-16
   days on market $231,990 Active 212 DOM
9. 2026-09-15
   days on market $231,990 Active 211 DOM
10. 2026-09-14
    days on market $231,990 Active 210 DOM
11. 2026-09-13
    days on market $231,990 Active 209 DOM
12. 2026-09-12
    days on market $231,990 Active 208 DOM
13. 2026-09-11
    days on market $231,990 Active 207 DOM
14. 2026-09-05
    days on market $231,990 Active 201 DOM
15. 2026-09-04
    days on market $231,990 Active 200 DOM
16. 2026-09-02
    days on market $231,990 Active 198 DOM
17. 2026-08-31
    days on market $231,990 Active 196 DOM
18. 2026-08-29
    days on market $231,990 Active 194 DOM
19. 2026-08-28
    days on market $231,990 Active 193 DOM
20. 2026-08-27
    days on market $231,990 Active 192 DOM
21. 2026-08-26
    days on market $231,990 Active 191 DOM
22. 2026-08-25
    days on market $231,990 Active 190 DOM
23. 2026-08-24
    days on market $231,990 Active 189 DOM
24. 2026-08-23
    days on market $231,990 Active 188 DOM
25. 2026-08-22
    days on market $231,990 Active 187 DOM
26. 2026-08-21
    days on market $231,990 Active 186 DOM
27. 2026-08-20
    days on market $231,990 Active 185 DOM
28. 2026-08-19
    days on market $231,990 Active 184 DOM
29. 2026-08-18
    days on market $231,990 Active 183 DOM
30. 2026-08-17
    days on market $231,990 Active 182 DOM
31. 2026-08-16
    days on market $231,990 Active 181 DOM
32. 2026-08-15
    days on market $231,990 Active 180 DOM
33. 2026-08-14
    pricedays on market $231,990 Active 179 DOM
34. 2026-08-13
    days on market $226,990 Active 178 DOM
35. 2026-08-12
    days on market $226,990 Active 177 DOM
36. 2026-08-11
    days on market $226,990 Active 176 DOM
37. 2026-08-10
    days on market $226,990 Active 175 DOM
38. 2026-08-09
    days on market $226,990 Active 174 DOM
39. 2026-08-08
    days on market $226,990 Active 173 DOM
40. 2026-08-06
    days on market $226,990 Active 171 DOM
41. 2026-08-05
    price $226,990 Active 170 DOM
42. 2026-08-05
    days on market $246,990 Active 170 DOM
43. 2026-08-04
    days on market $246,990 Active 169 DOM
44. 2026-08-03
    days on market $246,990 Active 168 DOM
45. 2026-07-31
    days on market $246,990 Active 165 DOM
46. 2026-07-30
    days on market $246,990 Active 163 DOM
47. 2026-07-28
    days on market $246,990 Active 162 DOM
48. 2026-07-26
    days on market $246,990 Active 160 DOM
49. 2026-07-24
    days on market $246,990 Active 158 DOM
50. 2026-07-23
    days on market $246,990 Active 157 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: $24,771
• − Mortgage interest: −$12,995
• − Property taxes: −$3,480
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$360
• − Depreciation: −$6,749
• Taxable loss: −$3,936
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $915/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