606,228,117 Houston League Foscue St · Sulphur Springs, TX 75482

$229,999

3 bd · None ba · 1,260 sqft · SingleFamily public records · 20 Days on market

Built 1921 0.32 ac lot Est $213k · 8% over

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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 +16.3/30.0
• DSCR +5.0/10.0
• ARV discount +3.9/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Craftsman style home is loaded with original character! This ideal fixer upper is located in an excellent neighborhood surrounded by recent new construction and quality renovations. It is conveniently situated near top rated schools, parks, and shopping. The property is being sold as is; however, the seller is a professional contractor open to completing renovations to your specifications or building a custom home at an adjusted price. All reasonable offers will be considered. All listing information, including measurements and schools, is to be verified by the buyer. This property is also available as part of a package deal with 228 League and 117 Foscue.

Key facts

• Craftsman style home
• Top rated schools
• Quality renovations

Tags

• CRAFTSMAN STYLE HOME
• TOP RATED SCHOOLS
• QUALITY RENOVATIONS

Property features AI

Finance

• Other: Multiple parcel IDs; Property listed for sale and active
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Open parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Attached property; One story
• Construction: Built in 1921
• Exterior features: Lot is less than 0.5 acre (approximately 0.321 acres); Will subdivide

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Heating & cooling: No heating; No cooling
• Interior features: Two total rooms; One living area; One dining area; Other interior features (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $187k (18.7% below list).
• Recommended offer: $187k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 384 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% 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

• It's been on market 20 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,890 (18.7% below list)

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $212,940
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Woodlawn St	0.16mi	3/2.0	1,192 (-5%)	5mo	$220,000	$185	80
722 Sunset St	0.16mi	3/2.0	1,216 (-4%)	11mo	$175,000	$144	78
526 Connally St	0.28mi	3/2.0	1,224 (-3%)	23mo	$207,000	$169	63
400 Houston St	0.27mi	3/1.5	1,114 (-12%)	10mo	$210,000	$189	60
426 & 430 Cranford St	0.74mi	3/1.5	1,288 (+2%)	8mo	$115,000	$89	55
506 Woodlawn St	0.15mi	3/2.5	1,441 (+14%)	19mo	$225,000	$156	53
124 Goodman St	0.55mi	3/2.0	1,416 (+12%)	2mo	$250,000	$177	52
128 Goodman St	0.56mi	3/2.0	1,416 (+12%)	7mo	$250,000	$177	47
603 Ingram St	0.61mi	2/1.0 (-1)	1,102 (-12%)	7mo	$99,900	$91	40
606 Ingram St	0.63mi	3/2.0	1,433 (+14%)	13mo	$234,900	$164	37

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-29,405
• Equity at exit: $34,294

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-15,807
• Equity at exit: $19,886

Cash invested: $64,400 (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: 384
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,869 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $125

Break-even live

Break-even rent $1,710

Max offer price $229,999

Occupancy floor 88%

Sensitivity live

Price	-10% $256	-5% $190	+0% $125	+5% $60	+10% $-5
Rent	-10% $-22	-5% $52	+0% $125	+5% $199	+10% $273
Rate	-1.0pp $241	-0.5pp $184	base $125	+0.5pp $66	+1.0pp $5

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	45d	1	0.94mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	45d	1	0.97mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	45d	1	1.10mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	45d	1	1.30mi

Listing history 26 events

1. 2026-06-22
   days on market $229,999 Active 20 DOM
2. 2026-06-21
   days on market $229,999 Active 19 DOM
3. 2026-06-19
   days on market $229,999 Active 17 DOM
4. 2026-06-18
   days on market $229,999 Active 16 DOM
5. 2026-06-17
   days on market $229,999 Active 15 DOM
6. 2026-06-16
   days on market $229,999 Active 14 DOM
7. 2026-06-15
   days on market $229,999 Active 13 DOM
8. 2026-06-14
   days on market $229,999 Active 11 DOM
9. 2026-06-12
   days on market $229,999 Active 10 DOM
10. 2026-06-09
    days on market $229,999 Active 7 DOM
11. 2026-06-08
    days on market $229,999 Active 6 DOM
12. 2026-06-07
    days on market $229,999 Active 5 DOM
13. 2026-06-07
    days on market $229,999 Active 4 DOM
14. 2026-06-03
    remarks 673-char remark
15. 2026-06-03
    pricedays on marketlisting id $229,999 Active 1 DOM
16. 2026-06-02
    days on market $99,000 Active 16 DOM
17. 2026-06-01
    days on market $99,000 Active 15 DOM
18. 2026-05-31
    remarks 534-char remark
19. 2026-05-31
    pricedays on market $99,000 Active 14 DOM
20. 2026-05-30
    remarks 256-char remark

    Show marketing remark (674 chars)

    Charming Craftsman style home is loaded with original character! This ideal fixer upper is located in an excellent neighborhood surrounded by recent new construction and quality renovations. It is conveniently situated near top rated schools, parks, and shopping. The property is being sold as is; however, the seller is a professional contractor open to completing renovations to your specifications or building a custom home at an adjusted price. All reasonable offers will be considered. All listing information, including measurements and schools, is to be verified by the buyer. This property is also available as part of a package deal with 228 League and 117 Foscue.

21. 2026-05-30
    days on market $125,000 Active 13 DOM

    Show marketing remark (674 chars)

    Charming Craftsman style home is loaded with original character! This ideal fixer upper is located in an excellent neighborhood surrounded by recent new construction and quality renovations. It is conveniently situated near top rated schools, parks, and shopping. The property is being sold as is; however, the seller is a professional contractor open to completing renovations to your specifications or building a custom home at an adjusted price. All reasonable offers will be considered. All listing information, including measurements and schools, is to be verified by the buyer. This property is also available as part of a package deal with 228 League and 117 Foscue.

22. 2026-05-17
    listed $125,000 Active

    Show marketing remark (674 chars)

    Charming Craftsman style home is loaded with original character! This ideal fixer upper is located in an excellent neighborhood surrounded by recent new construction and quality renovations. It is conveniently situated near top rated schools, parks, and shopping. The property is being sold as is; however, the seller is a professional contractor open to completing renovations to your specifications or building a custom home at an adjusted price. All reasonable offers will be considered. All listing information, including measurements and schools, is to be verified by the buyer. This property is also available as part of a package deal with 228 League and 117 Foscue.

23. 2004-11-03
    soldstatus
24. 2002-11-26
    soldstatus
25. 2002-03-11
    soldstatus
26. 1997-02-11
    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: $589 · $49/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$3,619/yr (+$302/mo · 614.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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

Taxation est. · year 1

• Rental income: $22,427
• − Mortgage interest: −$12,884
• − Property taxes: −$589
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$6,691
• Taxable loss: −$2,475
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $2,098/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

• Census place: Sulphur Springs, TX
• 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

+84.0% since first listed

7 events — show timeline

• 2026-06-02 Listed $229,999 NTREIS
• 2026-05-30 Price Changed $99,000 NTREIS
• 2026-05-17 Listed $125,000 NTREIS
• 2004-11-03 Sold (Public Records) — Public Records
• 2002-11-26 Sold (Public Records) — Public Records
• 2002-03-11 Sold (Public Records) — Public Records
• 1997-02-11 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2025): $589 · +12.5% YoY. Source: county tax records.