1002 Ridgecrest St · Sweetwater, TX 79556

$159,000

3 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 17 Days on market

Built 1990 0.89 ac lot Est $199k · 20% under

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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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• 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

Fantastic investment opportunity in a highly coveted neighborhood! Brick home with a 2 car garage, 2 living areas, and brick fireplace. Large lot just shy of 1 acre with room to spread or build! Solid structure only needs cosmetic enhancement making this a great investment or family home!

Key facts

• 0.89 acre lot
• 2 garage spots
• Built 1990

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: Asphalt access; Outside city limits; No municipal utility district
• Home design: Single-family residence; One level; Residential property; Accessible features included
• Construction: Built in 1990; Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Chain link fencing; Few trees; Interior lot with large backyard grass

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; One fireplace with brick surround
• Interior features: High-speed internet available; Two living areas; One dining area; Accessible full bathroom
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $52 ($623/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 $154k (2.9% below list).
• Recommended offer: $154k (2.9% below list) — sets the bar for 1% rule.

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+, amenities F, commute 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.
• Zoned schools: East Ridge El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 238 students, 77% FRL); Sweetwater Middle (math 19% / reading 27%, grade F, #1,327 of 1,662 statewide, top 81%, 431 students, 67% FRL); Sweetwater H S (math 22% / reading 32%, grade F, #1,204 of 1,632 statewide, top 75%, 545 students, 64% FRL).
• Market conditions: 109 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($157k) 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 $154,326 (2.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $198,930
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Ridgecrest St	0.11mi	3/2.0	1,923 (+10%)	17mo	$220,000	$114	63
1012 Ridgecrest St	0.14mi	4/2.0 (+1)	1,936 (+11%)	14mo	$179,000	$92	59

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-22,391
• Equity at exit: $23,707

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-14,971
• Equity at exit: $13,747

Cash invested: $44,520 (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: 109
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $52

Break-even live

Break-even rent $1,477

Max offer price $159,000

Occupancy floor 92%

Sensitivity live

Price	-10% $142	-5% $97	+0% $52	+5% $7	+10% $-38
Rent	-10% $-70	-5% $-9	+0% $52	+5% $113	+10% $174
Rate	-1.0pp $132	-0.5pp $92	base $52	+0.5pp $11	+1.0pp $-31

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $159,000 Active 17 DOM
2. 2026-06-21
   days on market $159,000 Active 16 DOM
3. 2026-06-18
   days on market $159,000 Active 14 DOM
4. 2026-06-17
   days on market $159,000 Active 13 DOM
5. 2026-06-17
   price $159,000 Active 12 DOM
6. 2026-06-16
   days on market $165,000 Active 12 DOM
7. 2026-06-15
   days on market $165,000 Active 11 DOM
8. 2026-06-15
   days on market $165,000 Active 10 DOM
9. 2026-06-13
   days on market $165,000 Active 9 DOM
10. 2026-06-12
    days on market $165,000 Active 8 DOM
11. 2026-06-09
    days on market $165,000 Active 5 DOM
12. 2026-06-08
    days on market $165,000 Active 4 DOM
13. 2026-06-08
    days on market $165,000 Active 3 DOM
14. 2026-06-07
    remarks 289-char remark
15. 2026-06-07
    listed $165,000 Active 2 DOM

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,206 · $267/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 ≥104°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: $18,519
• − Mortgage interest: −$8,906
• − Property taxes: −$3,206
• − Insurance: −$795
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,625
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,098/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: 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

• 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

1 event — show timeline

• 2026-06-04 Listed $165,000 NTREIS

Property tax history

+9.4%/yr

Latest (2025): $3,206 · -2.7% YoY. Source: county tax records.