810 S Sweetwater St · Wheeler, TX 79096

$69,500

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 446 Days on market

Built 1940 7,000 sqft lot ↓ 21% since listing

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Appreciation +6.0/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

Key facts

• Newer cabinets
• Updated paints
• Remodeled bathroom

Tags

• UPDATED PAINTS
• UPDATED FLOORING
• NEWER COUNTER TOPS
• NEWER CABINETS
• REMODELED BATHROOM
• VINTAGE FOOTED TUB

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#789 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, schools D-, amenities F.
• Wheeler ISD (rural): math 55% / reading 51% proficiency, ranked #130 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($481 loan paydown + $1k appreciation (2.0% local appreciation)).
• Wheeler County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 446 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.20% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 1.90×
• Total profit: $17,609
• Equity at exit: $27,343

10-year hold

• IRR: 19.2%
• Equity multiple: 3.54×
• Total profit: $49,367
• Equity at exit: $39,321

Cash invested: $19,460 (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 79096

• Home prices YoY: 2.3%
• Active inventory: 29
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $203

Break-even live

Break-even rent $580

Max offer price $69,500

Occupancy floor 71%

Sensitivity live

Price	-10% $242	-5% $222	+0% $203	+5% $183	+10% $163
Rent	-10% $137	-5% $170	+0% $203	+5% $236	+10% $269
Rate	-1.0pp $238	-0.5pp $220	base $203	+0.5pp $185	+1.0pp $166

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $69,500 Active 446 DOM
2. 2026-06-15
   days on market $69,500 Active 445 DOM
3. 2026-06-15
   days on market $69,500 Active 444 DOM
4. 2026-06-13
   days on market $69,500 Active 443 DOM
5. 2026-06-12
   days on market $69,500 Active 442 DOM
6. 2026-06-09
   days on market $69,500 Active 439 DOM
7. 2026-06-08
   days on market $69,500 Active 438 DOM
8. 2026-06-08
   days on market $69,500 Active 437 DOM
9. 2026-06-07
   days on market $69,500 Active 436 DOM
10. 2026-06-03
    days on market $69,500 Active 433 DOM
11. 2026-06-02
    days on market $69,500 Active 432 DOM
12. 2026-06-01
    days on market $69,500 Active 431 DOM
13. 2026-05-31
    days on market $69,500 Active 430 DOM
14. 2026-05-14
    price $69,500 534-char remark

    Show marketing remark (534 chars)

    CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

15. 2026-03-27
    price $74,500 534-char remark

    Show marketing remark (534 chars)

    CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

16. 2025-08-19
    price $79,500 534-char remark

    Show marketing remark (534 chars)

    CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

17. 2025-06-13
    price $82,500 534-char remark

    Show marketing remark (534 chars)

    CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

18. 2025-03-27
    listed $87,500 Active 534-char remark

    Show marketing remark (534 chars)

    CUTE CUTE CUTE! Small but Comfortable! This home is move in ready with updated paints and flooring, gas line installed in 2025. New mini-split heat/ac l has been installed Sept 2025. New Electric Box and wires installed 2025. Newer counter tops and cabinets in the kitchen and gas stove. Remodeled bathroom with the exception of the cute, vintage, footed tub. Living area has a portable gas fireplace. Unfinished basement for storage and/or shelter. 2 storage buildings. Fruit trees. Location is nearby hospital. MOTIVATED SELLER!

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$497/yr (+$41/mo · 64.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,036
• − Mortgage interest: −$3,893
• − Property taxes: −$775
• − Insurance: −$348
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,022
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• 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: Wheeler ISD
• NCES district ID: 4845420
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $51,840
• Composite: 45.48/100
• National rank: #2613
• State rank: #130 of 826 in TX

Livability — Wheeler

• Score: 64/100
• State rank: #789
• US rank: #14423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wheeler, TX
• Population (ZIP): 2,022

Population outlook (Wheeler County) Hauer SSP2

• Today (2025): 6,212 people
• By 2030: 6,519 · +4.9%
• By 2040: 7,210 · +16.1%
• By 2050: 7,953 · +28.0%
• By 2075: 9,663 · +55.6%
• By 2100: 10,059 · +61.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 23% Two or more races 3% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20% Cuban 1%
• Common ancestry: Iranian 7% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 81% English-only · Spanish 19%

Political lean MEDSL · Wheeler

• 2024 margin: Solid R (+84.7) · D 7.4% · R 92.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -71.4pp · 2024: -84.7pp
• All cycles: 2024: R+84.7 2020: R+85.2 2016: R+82.1 2012: R+77.3 2008: R+71.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.98%
• Current HPI: 86.647
• 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

-20.6% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $69,500 AARMLS
• 2026-03-27 Price Changed $74,500 AARMLS
• 2025-08-19 Price Changed $79,500 AARMLS
• 2025-06-13 Price Changed $82,500 AARMLS
• 2025-03-27 Listed $87,500 AARMLS

Property tax history

+14.3%/yr

Latest (2025): $775 · +20.6% YoY. Source: county tax records.