516 Sodville St · Sinton, TX 78387

$79,500

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 213 Days on market

Built 1948 Fair condition 7,000 sqft lot $94/sqft · 37% below area Est $125k · 37% under ↓ 28% since listing

---

Why this score? — see what drove the B 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 +26.6/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bathroom home in Sinton, TX, boasts a large patio and cozy interiors, making it perfect for relaxation and entertaining. With updated flooring and fresh paint, it offers a modern touch, while the included range and fridge add convenience for everyday living. Don't miss out on this delightful property! Be sure to check it out today!

Key facts

• Fresh paint
• Included range
• Large patio

Tags

• LARGE PATIO
• UPDATED FLOORING
• FRESH PAINT
• INCLUDED RANGE
• INCLUDED FRIDGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.6% in Sinton — 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 65/100 on livability (#667 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Sinton ISD (town): math 27% / reading 35% proficiency, ranked #601 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Welder El (574 students, 74% FRL); E Merle Smith Middle (math 26% / reading 33%, grade F, #1,077 of 1,662 statewide, top 66%, 428 students, 72% FRL); Sinton H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 610 students, 67% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($48k/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 $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 5.3

CMA / ARV

• ARV (median comp): $125,450
• List price: $79,500
• Delta: -36.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 E 4th St	0.20mi	2/1.0	868 (+2%)	8mo	$22,000	$25	80
744 Sodville St	0.21mi	2/1.0	780 (-8%)	6mo	$55,000	$71	72
104 Moonlite	0.42mi	3/1.0 (+1)	922 (+9%)	3mo	$149,900	$163	58
814 E Lewis St	0.64mi	2/1.0	910 (+7%)	8mo	$160,000	$176	52
312 E Welder St	0.64mi	2/2.0	830 (-2%)	19mo	$165,000	$199	46
608 E Fulton	0.48mi	2/1.0	933 (+10%)	19mo	$140,000	$150	45
924 Lewis	0.70mi	2/1.0	941 (+11%)	8mo	$149,999	$159	42

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $869
• Equity at exit: $11,854

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $18,889
• Equity at exit: $6,874

Cash invested: $22,260 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $125,000 ($150/sqft)
• Median days on market: 85 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -1.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78387

• Active inventory: 190
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$318 /mo · $3,813/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $214

Break-even live

Break-even rent $972

Max offer price $79,500

Occupancy floor 78%

Sensitivity live

Price	-10% $487	-5% $459	+0% $214	+5% $191	+10% $169
Rent	-10% $115	-5% $164	+0% $214	+5% $263	+10% $312
Rate	-1.0pp $254	-0.5pp $234	base $214	+0.5pp $193	+1.0pp $172

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: $19,875
• Closing costs: $2,385
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 Flores St Sinton, TX	1.0	1.0	700	$864	$1.23	93d	1	0.30mi
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	70d	1	0.32mi
1201 E Sinton St Sinton, TX	1.0	1.0	608	$1,020	$1.68	63d	1	0.82mi

Listing history 29 events

1. 2026-06-29
   days on market $79,500 Active 213 DOM
2. 2026-06-28
   pricedays on market $79,500 Active 212 DOM
3. 2026-06-27
   days on market $89,500 Active 211 DOM
4. 2026-06-26
   days on market $89,500 Active 210 DOM
5. 2026-06-23
   days on market $89,500 Active 207 DOM
6. 2026-06-22
   days on market $89,500 Active 206 DOM
7. 2026-06-21
   remarks 434-char remark
8. 2026-06-21
   days on market $89,500 Active 205 DOM
9. 2026-06-21
   days on market $89,500 Active 204 DOM
10. 2026-06-18
    days on market $89,500 Active 202 DOM
11. 2026-06-17
    days on market $89,500 Active 201 DOM
12. 2026-06-16
    days on market $89,500 Active 200 DOM
13. 2026-06-15
    days on market $89,500 Active 199 DOM
14. 2026-06-15
    days on market $89,500 Active 198 DOM
15. 2026-06-13
    days on market $89,500 Active 197 DOM
16. 2026-06-12
    days on market $89,500 Active 196 DOM
17. 2026-06-09
    days on market $89,500 Active 193 DOM
18. 2026-06-08
    days on market $89,500 Active 192 DOM
19. 2026-06-08
    days on market $89,500 Active 191 DOM
20. 2026-06-05
    days on market $89,500 Active 189 DOM
21. 2026-06-03
    days on market $89,500 Active 187 DOM
22. 2026-06-02
    days on market $89,500 Active 186 DOM
23. 2026-06-01
    days on market $89,500 Active 185 DOM
24. 2026-05-31
    days on market $89,500 Active 184 DOM
25. 2025-11-28
    listed $89,500 Active 360-char remark

    Show marketing remark (360 chars)

    This charming 2-bedroom, 1-bathroom home in Sinton, TX, boasts a large patio and cozy interiors, making it perfect for relaxation and entertaining. With updated flooring and fresh paint, it offers a modern touch, while the included range and fridge add convenience for everyday living. Don't miss out on this delightful property! Be sure to check it out today!

26. 2025-10-22
    listed $99,900 Active
27. 2025-07-18
    price $99,900
28. 2025-03-14
    listed $115,000 Active
29. 2024-12-23
    listed $124,000 Active

ⓘ 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: $3,813 · $318/mo
• Projected year-2 tax: $3,813 · $318/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $14,906
• − Mortgage interest: −$4,453
• − Property taxes: −$3,813
• − Insurance: −$398
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,313
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,191/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,240–$12,720 screening

This home has cosmetic updates but needs painting and landscaping to improve its curb appeal and overall condition.

Repairs flagged

• Moderate Painting — Exterior siding and interior walls appear aged and may need repainting
• Major Landscaping — Overgrown vegetation and unkempt landscaping need trimming and planting

Value-add opportunities

• Both Painting and landscaping — Improves curb appeal and interior aesthetics, attracting more buyers and renters ↑
• Rental HVAC maintenance — Ensures the home is comfortable and energy-efficient, attracting renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Welder El Middle E Merle Smith Middle F TX #1,077/1,662 Nat'l #9,020/14,009 High Sinton H S F TX #1,044/1,632 Nat'l #10,416/17,239

Schools (NCES district)

• District: Sinton ISD
• NCES district ID: 4840350
• Math proficiency: 27% ▼ -19.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $44,618
• Composite: 26.49/100
• National rank: #7208
• State rank: #601 of 826 in TX

C Composite livability gradescore 65/100

Livability — Sinton

• Score: 65/100
• State rank: #667
• US rank: #12510

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sinton, TX
• County: San Patricio · 75,538 people
• Metro: Corpus Christi, TX
• Population (ZIP): 9,604
• Household income: $48,000
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2% of renters

---

Population outlook (San Patricio County) Hauer SSP2

• Today (2025): 75,538 people
• By 2030: 79,575 · +5.3%
• By 2040: 87,670 · +16.1%
• By 2050: 96,107 · +27.2%
• By 2075: 117,984 · +56.2%
• By 2100: 130,010 · +72.1%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Two or more races 33% White 25% Black 2%
• Hispanic origin (detail): Mexican 64%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 62% English-only · Spanish 38%

---

Political lean MEDSL · San Patricio

• 2024 margin: Solid R (+36.4) · D 31.4% · R 67.8%
• 2008→2024 swing: -19.8pp toward R · 2008: -16.6pp · 2024: -36.4pp
• All cycles: 2024: R+36.4 2020: R+29.1 2016: R+24.1 2012: R+20.6 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.32%
• Current HPI: 149.9517
• 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

-27.8% since first listed

5 events — show timeline

• 2025-11-28 Listed $89,500 CBMLS
• 2025-10-22 Listed $99,900 CBMLS
• 2025-07-18 Price Changed $99,900 CBMLS
• 2025-03-14 Listed $115,000 CBMLS
• 2024-12-23 Listed $124,000 CBMLS

Property tax history

+14.5%/yr

Latest (2025): $3,813 · +183.9% YoY. Source: county tax records.