1009 E Sinton St · Sinton, TX 78387

$155,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 361 Days on market

Built 1907 0.36 ac lot $86/sqft · 35% below area Est $237k · 35% under ↓ 20% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Sinton, this vintage-style gem offers timeless charm and endless potential. Featuring tall ceilings and generously sized rooms, this home is incredibly spacious and welcoming from the moment you step inside. The highlight of the home is its inviting front porch – the perfect spot to enjoy your morning coffee or unwind in the evening with a glass of wine. Whether you’re entertaining or simply relaxing, you’ll appreciate the warmth and character this home brings. Sitting on two oversized lots, there’s plenty of outdoor space to create your dream garden, add a workshop, or simply enjoy the extra elbow room. This property is a rare find with so much potential – don’t miss your chance to own a piece of Sinton’s history right in the heart of town!

Key facts

• Front porch
• Two oversized lots
• Outdoor space

Tags

• FRONT PORCH
• TWO OVERSIZED LOTS
• OUTDOOR SPACE

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 $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.8% 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: schools F, amenities F, commute 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.
• Market conditions: 160 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).

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.
• San Patricio County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $34k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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 1907 — 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 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. 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: 1.05% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $237,265
• List price: $155,000
• Delta: -34.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 E Sinton St	0.06mi	3/2.5	1,840 (+2%)	6mo	$178,000	$97	87
912 E Fulton St	0.14mi	3/2.0	1,852 (+3%)	4mo	$139,000	$75	85
112 Lamplite Ln	0.36mi	3/2.0	1,691 (-6%)	2mo	$175,000	$103	71
1100 Adeline St	0.22mi	3/2.0	1,968 (+9%)	5mo	$249,900	$127	70
909 E Market St	0.12mi	3/2.0	2,020 (+12%)	6mo	$225,000	$111	69
1113 Adeline St	0.20mi	3/2.0	1,675 (-7%)	14mo	$242,500	$145	67
1303 Maverick Rd	0.43mi	4/2.0 (+1)	1,783 (-1%)	8mo	$275,175	$154	67
1000 E Fulton St	0.11mi	2/1.0 (-1)	1,576 (-12%)	8mo	$169,900	$108	59
105 Silas St	0.73mi	4/2.0 (+1)	1,788 (-1%)	8mo	$249,000	$139	53
1121 Adeline St	0.22mi	3/2.0	2,038 (+13%)	22mo	$255,000	$125	50
124 Donegal St	0.71mi	4/2.0 (+1)	1,880 (+4%)	7mo	$274,500	$146	48
1504 Choctaw Rd	0.64mi	4/2.0 (+1)	1,665 (-8%)	6mo	$264,575	$159	48

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-13,241
• Equity at exit: $23,111

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,872
• 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 78387

• Active inventory: 160
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $186

Break-even live

Break-even rent $1,387

Max offer price $155,000

Occupancy floor 84%

Sensitivity live

Price	-10% $274	-5% $230	+0% $186	+5% $142	+10% $98
Rent	-10% $58	-5% $122	+0% $186	+5% $250	+10% $314
Rate	-1.0pp $264	-0.5pp $225	base $186	+0.5pp $146	+1.0pp $105

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	14d	1	0.15mi
12137 County Road 1232 Sinton, TX	2.0	1.0	1472	$1,050	$0.71	14d	1	1.22mi

Listing history 33 events

1. 2026-06-21
   days on market $155,000 Active 361 DOM
2. 2026-06-18
   days on market $155,000 Active 359 DOM
3. 2026-06-17
   days on market $155,000 Active 358 DOM
4. 2026-06-16
   days on market $155,000 Active 357 DOM
5. 2026-06-15
   days on market $155,000 Active 356 DOM
6. 2026-06-15
   days on market $155,000 Active 355 DOM
7. 2026-06-13
   days on market $155,000 Active 354 DOM
8. 2026-06-12
   days on market $155,000 Active 353 DOM
9. 2026-06-09
   days on market $155,000 Active 350 DOM
10. 2026-06-08
    days on market $155,000 Active 349 DOM
11. 2026-06-08
    days on market $155,000 Active 348 DOM
12. 2026-06-05
    days on market $155,000 Active 346 DOM
13. 2026-06-03
    days on market $155,000 Active 344 DOM
14. 2026-06-02
    days on market $155,000 Active 343 DOM
15. 2026-06-01
    days on market $155,000 Active 342 DOM
16. 2026-05-31
    days on market $155,000 Active 341 DOM
17. 2026-02-25
    price $155,000 817-char remark

    Show marketing remark (817 chars)

    Located in the heart of Sinton, this vintage-style gem offers timeless charm and endless potential. Featuring tall ceilings and generously sized rooms, this home is incredibly spacious and welcoming from the moment you step inside. The highlight of the home is its inviting front porch – the perfect spot to enjoy your morning coffee or unwind in the evening with a glass of wine. Whether you’re entertaining or simply relaxing, you’ll appreciate the warmth and character this home brings. Sitting on two oversized lots, there’s plenty of outdoor space to create your dream garden, add a workshop, or simply enjoy the extra elbow room. This property is a rare find with so much potential – don’t miss your chance to own a piece of Sinton’s history right in the heart of town!

18. 2025-09-19
    status Active 817-char remark

    Show marketing remark (817 chars)

    Located in the heart of Sinton, this vintage-style gem offers timeless charm and endless potential. Featuring tall ceilings and generously sized rooms, this home is incredibly spacious and welcoming from the moment you step inside. The highlight of the home is its inviting front porch – the perfect spot to enjoy your morning coffee or unwind in the evening with a glass of wine. Whether you’re entertaining or simply relaxing, you’ll appreciate the warmth and character this home brings. Sitting on two oversized lots, there’s plenty of outdoor space to create your dream garden, add a workshop, or simply enjoy the extra elbow room. This property is a rare find with so much potential – don’t miss your chance to own a piece of Sinton’s history right in the heart of town!

19. 2025-08-25
    status Pending 817-char remark

    Show marketing remark (817 chars)

    Located in the heart of Sinton, this vintage-style gem offers timeless charm and endless potential. Featuring tall ceilings and generously sized rooms, this home is incredibly spacious and welcoming from the moment you step inside. The highlight of the home is its inviting front porch – the perfect spot to enjoy your morning coffee or unwind in the evening with a glass of wine. Whether you’re entertaining or simply relaxing, you’ll appreciate the warmth and character this home brings. Sitting on two oversized lots, there’s plenty of outdoor space to create your dream garden, add a workshop, or simply enjoy the extra elbow room. This property is a rare find with so much potential – don’t miss your chance to own a piece of Sinton’s history right in the heart of town!

20. 2025-05-31
    listed $189,500 Active 817-char remark

    Show marketing remark (817 chars)

    Located in the heart of Sinton, this vintage-style gem offers timeless charm and endless potential. Featuring tall ceilings and generously sized rooms, this home is incredibly spacious and welcoming from the moment you step inside. The highlight of the home is its inviting front porch – the perfect spot to enjoy your morning coffee or unwind in the evening with a glass of wine. Whether you’re entertaining or simply relaxing, you’ll appreciate the warmth and character this home brings. Sitting on two oversized lots, there’s plenty of outdoor space to create your dream garden, add a workshop, or simply enjoy the extra elbow room. This property is a rare find with so much potential – don’t miss your chance to own a piece of Sinton’s history right in the heart of town!

21. 2022-03-02
    soldstatus

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

22. 2022-03-02
    historical 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

23. 2022-03-01
    soldstatus Closed 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

24. 2021-12-14
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

25. 2021-12-13
    status Active 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

26. 2021-11-28
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

27. 2021-11-20
    price $189,900 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

28. 2021-10-29
    status Active 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

29. 2021-10-26
    historical Active Under Contract 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

30. 2021-10-26
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

31. 2021-10-22
    listed $194,900 Active 292-char remark

    Show marketing remark (292 chars)

    Cute country look in the heart of Sinton. This beautiful redone home sits on TWO LOTS. Over sized bedrooms and tall ceilings. Very spacious. New flooring, paint, appliances, air conditioning, back porch. Large back yard. This property is filled with mature trees thru-out. Great Locations!!!!

32. 2021-04-06
    soldstatus
33. 2015-05-20
    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: $2,624 · $219/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$213/yr (+$18/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 35% 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: $19,472
• − Mortgage interest: −$8,682
• − Property taxes: −$2,624
• − Insurance: −$775
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,509
• Taxable loss: −$234
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,286/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: 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

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
• Population (ZIP): 9,604

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

-20.5% since first listed

17 events — show timeline

• 2026-02-25 Price Changed $155,000 CBMLS
• 2025-09-19 Relisted — CBMLS
• 2025-08-25 Pending — CBMLS
• 2025-05-31 Listed $189,500 CBMLS
• 2022-03-02 Sold (Public Records) — Public Records
• 2022-03-02 Delisted — CBMLS
• 2022-03-01 Sold (MLS) — CBMLS
• 2021-12-14 Pending — CBMLS
• 2021-12-13 Relisted — CBMLS
• 2021-11-28 Pending — CBMLS
• 2021-11-20 Price Changed $189,900 CBMLS
• 2021-10-29 Relisted — CBMLS
• 2021-10-26 Contingent — CBMLS
• 2021-10-26 Pending — CBMLS
• 2021-10-22 Listed $194,900 CBMLS
• 2021-04-06 Sold (Public Records) — Public Records
• 2015-05-20 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,624 · +12.1% YoY. Source: county tax records.