712 Park St · Sinton, TX 78387

$26,999

2 bd · 1.0 ba · 764 sqft · SingleFamily public records · 178 Days on market

Built 1957 601 sqft lot $35/sqft · 77% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

FIXER UPPER! Nestled in the heart of Sinton, TX, the property at 712 Park Ave offers a serene and welcoming environment, perfect for those looking to enjoy the benefits of small-town living. Just moments away, residents can find local schools that pride themselves on community spirit and academic excellence. The home on-site is approximately 764 Sq. Ft. with two bedrooms and one bathroom. This is an investment space that needs renovations or complete rebuilding. There is also a storage shed you can use for additional storage. We also have some OTHER FIXER UPPER homes for sale in the Sinton area. When you call ask about a PACKAGE DEAL for our Stinson properties. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Storage shed
• Local schools
• Investment space

Tags

• STORAGE SHED
• INVESTMENT SPACE
• LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 49.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $186 of loan paydown is wiped out by about $810 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $23,759 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.34% ✓
• Cap rate: 49.03%
• Cash-on-cash: 152.64%
• DSCR: 7.79
• GRM: 1.6

CMA / ARV

• ARV (median comp): $118,753
• List price: $26,999
• Delta: -77.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Sodville St	0.21mi	2/1.0	780 (+2%)	5mo	$55,000	$71	83
512 Avenue B	0.14mi	2/1.0	672 (-12%)	5mo	$55,000	$82	69
812 E 4th St	0.36mi	2/1.0	868 (+14%)	6mo	$22,000	$25	55

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: —
• Equity multiple: 8.52×
• Total profit: $56,884
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 17.99×
• Total profit: $128,459
• Equity at exit: $2,334

Cash invested: $7,560 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$142
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $962

Break-even live

Break-even rent $225

Max offer price $26,999

Occupancy floor 28%

Sensitivity live

Price	-10% $977	-5% $969	+0% $962	+5% $954	+10% $946
Rent	-10% $848	-5% $905	+0% $962	+5% $1,019	+10% $1,075
Rate	-1.0pp $975	-0.5pp $968	base $962	+0.5pp $955	+1.0pp $947

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	22d	1	0.09mi
924 Flores St Sinton, TX	1.0	1.0	700	$864	$1.23	44d	1	0.29mi
1201 E Sinton St Sinton, TX	1.0	1.0	608	$1,020	$1.68	14d	1	1.04mi

Listing history 19 events

1. 2026-06-21
   days on market $26,999 Active 178 DOM
2. 2026-06-18
   days on market $26,999 Active 176 DOM
3. 2026-06-17
   days on market $26,999 Active 175 DOM
4. 2026-06-16
   days on market $26,999 Active 174 DOM
5. 2026-06-15
   days on market $26,999 Active 173 DOM
6. 2026-06-15
   days on market $26,999 Active 172 DOM
7. 2026-06-13
   days on market $26,999 Active 171 DOM
8. 2026-06-12
   days on market $26,999 Active 170 DOM
9. 2026-06-09
   days on market $26,999 Active 167 DOM
10. 2026-06-08
    days on market $26,999 Active 166 DOM
11. 2026-06-08
    days on market $26,999 Active 165 DOM
12. 2026-06-05
    days on market $26,999 Active 163 DOM
13. 2026-06-03
    days on market $26,999 Active 161 DOM
14. 2026-06-02
    days on market $26,999 Active 160 DOM
15. 2026-06-01
    days on market $26,999 Active 159 DOM
16. 2026-05-31
    days on market $26,999 Active 158 DOM
17. 2025-12-24
    listed $26,999 Active 898-char remark

    Show marketing remark (898 chars)

    FIXER UPPER! Nestled in the heart of Sinton, TX, the property at 712 Park Ave offers a serene and welcoming environment, perfect for those looking to enjoy the benefits of small-town living. Just moments away, residents can find local schools that pride themselves on community spirit and academic excellence. The home on-site is approximately 764 Sq. Ft. with two bedrooms and one bathroom. This is an investment space that needs renovations or complete rebuilding. There is also a storage shed you can use for additional storage. We also have some OTHER FIXER UPPER homes for sale in the Sinton area. When you call ask about a PACKAGE DEAL for our Stinson properties. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

18. 2004-12-08
    soldstatus 37-char remark

    Show marketing remark (37 chars)

    Investors special!!!! Bring offers!!

19. 2004-03-12
    listed $15,000 37-char remark

    Show marketing remark (37 chars)

    Investors special!!!! Bring offers!!

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$199/yr (+$17/mo · 67.7%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 7% 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: $17,301
• − Mortgage interest: −$1,512
• − Property taxes: −$295
• − Insurance: −$135
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$785
• Taxable income: $11,805
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $8,706/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

+80.0% since first listed

3 events — show timeline

• 2025-12-24 Listed $26,999 HARMLS
• 2004-12-08 Sold (MLS) — CBMLS
• 2004-03-12 Listed $15,000 CBMLS

Property tax history

-8.4%/yr

Latest (2025): $295 · -39.6% YoY. Source: county tax records.