224 Hazen · Sinton, TX 78387

$89,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 256 Days on market

Built 1947 Fair condition 10,193 sqft lot $107/sqft · 31% below area Est $130k · 31% under

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

Whether you’re hunting for a turnkey investment or your very first home, this well-maintained gem located in Sinton, San Patricio County, Texas is ready for you. This charming 2-bedroom, 1-bath residence features durable laminate flooring throughout and a bright, functional layout designed for easy living. Outside, you’ll find a detached garage for extra storage and a fully fenced backyard perfect for pets or play. The home comes "storm-ready" with custom pre-cut window boards, plus a recent survey and elevation certificate for total peace of mind. With a steady rental history and a prime location near schools and shopping, this property is a smart move in a growing market.

Key facts

• Storm ready
• Fenced backyard
• Conveniently located

Tags

• DETACHED GARAGE
• FENCED BACKYARD
• STORM READY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 comparable units currently listed for rent nearby; 344 units permitted in San Patricio County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.50% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.74%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

• ARV (median comp): $130,365
• List price: $89,900
• Delta: -31.04%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E Welder St	0.85mi	2/2.0	830 (-1%)	19mo	$165,000	$199	43
325 S Chiltipin St	0.43mi	3/1.5 (+1)	906 (+8%)	22mo	$135,000	$149	42
605 S Rachal St	0.84mi	2/1.0	1,008 (+20%)	4mo	$34,900	$35	37
512 Avenue B	0.88mi	2/1.0	672 (-20%)	6mo	$55,000	$82	35
413 W Main St	0.39mi	3/2.0 (+1)	984 (+17%)	18mo	$105,500	$107	33
408 Avenue D	0.98mi	3/1.0 (+1)	1,005 (+20%)	4mo	$185,500	$185	32
608 E Fulton	1.04mi	2/1.0	933 (+11%)	19mo	$140,000	$150	31

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $10,528
• Equity at exit: $13,404

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $41,626
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $124,900 ($163/sqft)
• Median days on market: 85 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -4.6% 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: 5.6×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $393

Break-even live

Break-even rent $852

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $444	-5% $419	+0% $393	+5% $368	+10% $342
Rent	-10% $287	-5% $340	+0% $393	+5% $447	+10% $500
Rate	-1.0pp $438	-0.5pp $416	base $393	+0.5pp $370	+1.0pp $346

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	70d	1	0.99mi
924 Flores St Sinton, TX	1.0	1.0	700	$864	$1.23	93d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 256 DOM
2. 2026-08-07
   days on market $89,900 Active 255 DOM
3. 2026-08-06
   days on market $89,900 Active 254 DOM
4. 2026-08-05
   days on market $89,900 Active 253 DOM
5. 2026-08-04
   days on market $89,900 Active 252 DOM
6. 2026-08-03
   days on market $89,900 Active 251 DOM
7. 2026-07-31
   days on market $89,900 Active 248 DOM
8. 2026-07-30
   days on market $89,900 Active 247 DOM
9. 2026-07-29
   days on market $89,900 Active 246 DOM
10. 2026-07-27
    days on market $89,900 Active 244 DOM
11. 2026-07-26
    days on market $89,900 Active 243 DOM
12. 2026-07-24
    days on market $89,900 Active 241 DOM
13. 2026-07-23
    days on market $89,900 Active 240 DOM
14. 2026-07-22
    days on market $89,900 Active 239 DOM
15. 2026-07-21
    days on market $89,900 Active 238 DOM
16. 2026-07-20
    days on market $89,900 Active 237 DOM
17. 2026-07-18
    days on market $89,900 Active 235 DOM
18. 2026-07-17
    days on market $89,900 Active 234 DOM
19. 2026-07-16
    days on market $89,900 Active 233 DOM
20. 2026-07-14
    days on market $89,900 Active 231 DOM
21. 2026-07-13
    statusdays on market $89,900 Active 230 DOM
22. 2026-07-12
    days on market $89,900 Price Change 229 DOM
23. 2026-07-11
    remarks 689-char remark
24. 2026-07-11
    days on market $89,900 Price Change 228 DOM
25. 2026-07-10
    days on market $89,900 Price Change 227 DOM
26. 2026-07-09
    days on market $89,900 Price Change 226 DOM
27. 2026-07-08
    days on market $89,900 Price Change 224 DOM
28. 2026-07-06
    days on market $89,900 Price Change 223 DOM
29. 2026-07-05
    days on market $89,900 Price Change 222 DOM
30. 2026-07-05
    days on market $89,900 Price Change 221 DOM
31. 2026-07-03
    days on market $89,900 Price Change 220 DOM
32. 2026-07-02
    pricestatus $89,900 Price Change 219 DOM
33. 2026-07-02
    days on market $92,400 Active 219 DOM
34. 2026-07-01
    days on market $92,400 Active 218 DOM
35. 2026-06-30
    days on market $92,400 Active 217 DOM
36. 2026-06-29
    days on market $92,400 Active 216 DOM
37. 2026-06-28
    days on market $92,400 Active 215 DOM
38. 2026-06-27
    days on market $92,400 Active 214 DOM
39. 2026-06-26
    days on market $92,400 Active 213 DOM
40. 2026-06-23
    days on market $92,400 Active 210 DOM
41. 2026-06-22
    days on market $92,400 Active 209 DOM
42. 2026-06-21
    days on market $92,400 Active 208 DOM
43. 2026-06-21
    days on market $92,400 Active 207 DOM
44. 2026-06-18
    days on market $92,400 Active 205 DOM
45. 2026-06-17
    days on market $92,400 Active 204 DOM
46. 2026-06-16
    days on market $92,400 Active 203 DOM
47. 2026-06-15
    days on market $92,400 Active 202 DOM
48. 2026-06-15
    days on market $92,400 Active 201 DOM
49. 2026-06-13
    days on market $92,400 Active 200 DOM
50. 2026-06-12
    days on market $92,400 Active 199 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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $16,195
• − Mortgage interest: −$5,036
• − Property taxes: −$1,969
• − Insurance: −$450
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,615
• Taxable income: $3,534
• Est. tax owed @ 24.0%: −$848
• After-tax cash flow: $3,870/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 Moderate rehab Est. rehab $21,000–$37,800 screening

The home is in fair condition with some repairs and maintenance needed. Painting the exterior siding, landscaping the yard, and re-painting the interior walls would significantly increase its resale value.

Deferred maintenance Est. $30,000–$90,000 screening

• Major Roof (roof) — Weathered and damaged roof visible
• Major Windows (windows) — Windows appear old and possibly not sealed
• Major Exterior (exterior) — Exterior siding appears worn and possibly damaged

Repairs flagged

• Major Landscaping — The yard is overgrown with grass and weeds, which needs to be trimmed and landscaped.
• Minor Fencing — The fencing is in good condition and does not need immediate repair.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Resale Landscaping the yard — Landscaping the yard can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Resale Re-painting the interior walls — Re-painting the interior walls can improve the appearance of the home and make it more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 Sinton El F TX #2,396/4,322 Nat'l #25,956/41,679 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

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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%

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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%

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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

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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

+0.0% since first listed

12 events — show timeline

• 2026-04-24 Relisted — CBMLS
• 2026-04-24 Relisted — LERA
• 2026-04-05 Pending — LERA
• 2026-04-05 Pending — CBMLS
• 2026-03-26 Delisted — CBMLS
• 2026-03-26 Contingent — LERA
• 2025-11-18 Relisted — CBMLS
• 2025-11-06 Listed $92,400 LERA
• 2025-11-01 Listed $92,400 CBMLS
• 2024-04-26 Sold (Public Records) — Public Records
• 2022-09-28 Sold (Public Records) — Public Records
• 2006-06-29 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,969 · -45.7% YoY. Source: county tax records.