1401 Bristol Dr · Sweetwater, TX 79556

$155,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 151 Days on market

Built 2005 7,579 sqft lot $121/sqft · 6% above area Est $199k · 22% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• 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 MLS

Discover 1401 Bristol Dr in Sweetwater, TX, a thoughtfully designed home offering both comfort and versatility in an established neighborhood. This residence features 3 well-appointed bedrooms and 2 full bathrooms, complemented by a bonus space that can easily serve as a fourth bedroom, private office, or flex room to accommodate a variety of lifestyles. The layout provides inviting living areas with a seamless flow, ideal for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, opening naturally to the main living areas for added convenience. Each bedroom is generously sized, creating a relaxing retreat at the end of the day. Outdoors, the property features a manageable yard with room to enjoy quiet evenings or personalize the space to your taste. Conveniently located near schools, shopping, and dining, this home presents an excellent opportunity for refined living in Sweetwater. Schedule your private showing today.

Key facts

• Manageable yard
• Ample cabinetry
• Bonus space

Tags

• THOUGHTFULLY DESIGNED HOME
• BONUS SPACE
• INVITING LIVING AREAS
• AMPLE CABINETRY
• MANAGEABLE YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $153k (1.6% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

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+, schools F, amenities 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.
• 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 151 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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

• 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $198,974
• List price: $155,000
• Delta: -22.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 James St	0.42mi	2/1.0 (-1)	1,272 (-1%)	4mo	$120,000	$94	66

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-19,573
• Equity at exit: $23,111

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-9,762
• Equity at exit: $13,402

Cash invested: $43,400 (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 79556

• Active inventory: 109
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $86

Break-even live

Break-even rent $1,416

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $174	-5% $130	+0% $86	+5% $42	+10% $-2
Rent	-10% $-34	-5% $26	+0% $86	+5% $146	+10% $207
Rate	-1.0pp $164	-0.5pp $126	base $86	+0.5pp $46	+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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $155,000 Active 151 DOM
2. 2026-06-21
   days on market $155,000 Active 150 DOM
3. 2026-06-18
   days on market $155,000 Active 148 DOM
4. 2026-06-17
   days on market $155,000 Active 147 DOM
5. 2026-06-16
   days on market $155,000 Active 146 DOM
6. 2026-06-15
   days on market $155,000 Active 145 DOM
7. 2026-06-15
   days on market $155,000 Active 144 DOM
8. 2026-06-13
   days on market $155,000 Active 143 DOM
9. 2026-06-12
   days on market $155,000 Active 142 DOM
10. 2026-06-09
    days on market $155,000 Active 139 DOM
11. 2026-06-08
    days on market $155,000 Active 138 DOM
12. 2026-06-08
    days on market $155,000 Active 137 DOM
13. 2026-06-07
    days on market $155,000 Active 136 DOM
14. 2026-06-03
    days on market $155,000 Active 133 DOM
15. 2026-06-02
    days on market $155,000 Active 132 DOM
16. 2026-06-01
    days on market $155,000 Active 131 DOM
17. 2026-05-31
    days on market $155,000 Active 130 DOM
18. 2026-01-21
    listed $155,000 Active 966-char remark

    Show marketing remark (966 chars)

    Discover 1401 Bristol Dr in Sweetwater, TX, a thoughtfully designed home offering both comfort and versatility in an established neighborhood. This residence features 3 well-appointed bedrooms and 2 full bathrooms, complemented by a bonus space that can easily serve as a fourth bedroom, private office, or flex room to accommodate a variety of lifestyles. The layout provides inviting living areas with a seamless flow, ideal for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, opening naturally to the main living areas for added convenience. Each bedroom is generously sized, creating a relaxing retreat at the end of the day. Outdoors, the property features a manageable yard with room to enjoy quiet evenings or personalize the space to your taste. Conveniently located near schools, shopping, and dining, this home presents an excellent opportunity for refined living in Sweetwater. Schedule your private showing today.

19. 2024-03-15
    soldstatus Closed 360-char remark

    Show marketing remark (360 chars)

    Check out this adorable 3 bedroom 2 bath home featuring a double carport, fenced back yard, a BONUS FLEX SPACE, and so much more!!! This charming home has been prepped and ready for new owners with a great start on a renovation, featuring new paint and new flooring! Don't miss out on all this charming ho-me has to offer, call Dustanna Spencer at 325-864-0409

20. 2024-03-12
    soldstatus
21. 2024-02-06
    historical Active Under Contract 360-char remark

    Show marketing remark (360 chars)

    Check out this adorable 3 bedroom 2 bath home featuring a double carport, fenced back yard, a BONUS FLEX SPACE, and so much more!!! This charming home has been prepped and ready for new owners with a great start on a renovation, featuring new paint and new flooring! Don't miss out on all this charming ho-me has to offer, call Dustanna Spencer at 325-864-0409

22. 2024-01-15
    listed $140,000 Active 360-char remark

    Show marketing remark (360 chars)

    Check out this adorable 3 bedroom 2 bath home featuring a double carport, fenced back yard, a BONUS FLEX SPACE, and so much more!!! This charming home has been prepped and ready for new owners with a great start on a renovation, featuring new paint and new flooring! Don't miss out on all this charming ho-me has to offer, call Dustanna Spencer at 325-864-0409

23. 2020-01-02
    soldstatus
24. 2004-08-16
    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: $2,895 · $241/mo
• Projected year-2 tax: $2,895 · $241/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 ≥103°F today · 23 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $18,301
• − Mortgage interest: −$8,682
• − Property taxes: −$2,895
• − Insurance: −$775
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$4,509
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $1,392/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

• Census place: Sweetwater, TX
• 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

+10.7% since first listed

7 events — show timeline

• 2026-01-21 Listed $155,000 NCBOR
• 2024-03-15 Sold (MLS) — NCBOR
• 2024-03-12 Sold (Public Records) — Public Records
• 2024-02-06 Contingent — NCBOR
• 2024-01-15 Listed $140,000 NCBOR
• 2020-01-02 Sold (Public Records) — Public Records
• 2004-08-16 Sold (Public Records) — Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,895 · -7.2% YoY. Source: county tax records.