1911 Hoyt St · Sweetwater, TX 79556

$119,900

3 bd · 2.0 ba · 2,103 sqft · SingleFamily public records · 43 Days on market

Built 1952 0.46 ac lot $57/sqft · 44% below area Est $213k · 44% under ↓ 7% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +7.8/10.0
• DSCR +5.5/10.0
• 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

Great opportunity to restore this wonderful home! This 3 bedroom 2 bath home is situated on a large corner lot and has so much potential inside and out, to bring it back to life. Whether looking to flip as an investment, or to transform into your own dream home, bring your visions and come check it out. Call today to schedule your showing! Note: Property is in an estate being Sold AS IS. Cash Buyers only!

Key facts

• 0.46 acre lot
• Built 1952
• Listed 43 days

Property features AI

Exterior

• Parking: Carport; Attached carport; Parking pad; Open parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco construction; Built with stucco exterior
• Exterior features: Covered porch; Back yard fencing; Block fencing; Storage structure

Interior

• Kitchen: Dishwasher; Range hood
• Flooring: Hardwood; Carpet; Other
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Range hood

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% 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: 108 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 $829 of loan paydown is wiped out by about $4k 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 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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

• Watch-outs: property tax is 4.4% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 6.5

CMA / ARV

• ARV (median comp): $212,878
• List price: $119,900
• Delta: -43.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Vards Ln	0.17mi	3/2.0	1,934 (-8%)	13mo	$272,500	$141	68
1803 Morris Ave	0.17mi	3/3.0	2,024 (-4%)	21mo	$249,500	$123	65
1611 San Carlos St	0.59mi	2/2.0 (-1)	2,082 (-1%)	9mo	$39,900	$19	58
1512 Grand Ave	0.26mi	3/2.0	1,830 (-13%)	13mo	$275,000	$150	56
1409 Sunnyvale St	0.32mi	3/2.0	1,796 (-15%)	11mo	$242,500	$135	52

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,179
• Equity at exit: $17,877

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-2,875
• Equity at exit: $10,367

Cash invested: $33,572 (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: 108
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$437 /mo · $5,243/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $95

Break-even live

Break-even rent $1,412

Max offer price $119,900

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $129	+0% $95	+5% $61	+10% $27
Rent	-10% $-26	-5% $34	+0% $95	+5% $156	+10% $216
Rate	-1.0pp $155	-0.5pp $125	base $95	+0.5pp $64	+1.0pp $32

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $119,900 Active 43 DOM
2. 2026-06-18
   days on market $119,900 Active 41 DOM
3. 2026-06-17
   days on market $119,900 Active 40 DOM
4. 2026-06-16
   days on market $119,900 Active 39 DOM
5. 2026-06-15
   days on market $119,900 Active 38 DOM
6. 2026-06-15
   days on market $119,900 Active 37 DOM
7. 2026-06-13
   days on market $119,900 Active 36 DOM
8. 2026-06-12
   days on market $119,900 Active 35 DOM
9. 2026-06-09
   days on market $119,900 Active 32 DOM
10. 2026-06-08
    days on market $119,900 Active 31 DOM
11. 2026-06-08
    days on market $119,900 Active 30 DOM
12. 2026-06-07
    days on market $119,900 Active 29 DOM
13. 2026-06-03
    days on market $119,900 Active 26 DOM
14. 2026-06-02
    days on market $119,900 Active 25 DOM
15. 2026-06-01
    days on market $119,900 Active 24 DOM
16. 2026-05-31
    days on market $119,900 Active 23 DOM
17. 2026-05-09
    listed $119,900 Active 408-char remark
18. 2023-07-20
    listed $169,900 Active
19. 2022-05-26
    historical
20. 2022-05-11
    status Active
21. 2022-02-18
    historical Active Kick-Out
22. 2022-01-31
    price $198,000
23. 2021-12-17
    status Active
24. 2021-12-14
    historical Active Option Contract
25. 2021-10-27
    price $200,000
26. 2021-08-16
    price $205,000
27. 2021-07-15
    listed $210,000 Active
28. 2016-07-14
    soldstatus
29. 2016-07-12
    soldstatus
30. 2016-03-01
    listed $129,500
31. 2002-07-23
    soldstatus
32. 1997-07-10
    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: $5,243 · $437/mo
• Projected year-2 tax: $5,243 · $437/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 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: $18,390
• − Mortgage interest: −$6,716
• − Property taxes: −$5,243
• − Insurance: −$600
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,488
• Taxable loss: −$600
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,284/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

-7.4% since first listed

16 events — show timeline

• 2026-05-09 Listed $119,900 NCBOR
• 2023-07-20 Listed $169,900 NCBOR
• 2022-05-26 Listing Removed — NTREIS
• 2022-05-11 Relisted — NTREIS
• 2022-02-18 Contingent — NTREIS
• 2022-01-31 Price Changed $198,000 NTREIS
• 2021-12-17 Relisted — NTREIS
• 2021-12-14 Contingent — NTREIS
• 2021-10-27 Price Changed $200,000 NTREIS
• 2021-08-16 Price Changed $205,000 NTREIS
• 2021-07-15 Listed $210,000 NTREIS
• 2016-07-14 Sold (Public Records) — Public Records
• 2016-07-12 Sold (MLS) — NCBOR
• 2016-03-01 Listed $129,500 NCBOR
• 2002-07-23 Sold (Public Records) — Public Records
• 1997-07-10 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,243 · +0.0% YoY. Source: county tax records.