1200 E Twelfth St · Sweetwater, TX 79556

$53,000

2 bd · 1.0 ba · 1,952 sqft · SingleFamily public records · 94 Days on market

Built 1940 6,970 sqft lot $27/sqft · 73% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great investment property priced to sell! Could easily be 3 or even 4 bedrooms! Corner lot, 2 carports, and a bonus room that could be converted back to a garage or bedroom. 2 living areas and room to expand the kitchen. Huge master bedroom with room to expand the bathroom. Home is in liveable condition but not turn key. Huge potential at this price! Catch the overflow from the Abilene market and make a great investment today!

Key facts

• 6,970 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.9% vs local median 6.1% in Sweetwater — 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 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 $366 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $48,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 2.52% ✓
• Cap rate: 18.87%
• Cash-on-cash: 44.92%
• DSCR: 3.00
• GRM: 3.3

CMA / ARV

• ARV (median comp): $198,974
• List price: $53,000
• Delta: -73.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Silas St	0.13mi	3/3.0 (+1)	1,756 (-10%)	2mo	$160,000	$91	63
1611 San Carlos St	0.40mi	2/2.0	2,082 (+7%)	9mo	$39,900	$19	58
1505 Vards Ln	0.58mi	3/2.0 (+1)	1,934 (-1%)	13mo	$272,500	$141	51
1407 Skinny Dr	0.24mi	3/2.0 (+1)	1,750 (-10%)	20mo	$262,500	$150	46
1512 Grand Ave	0.52mi	3/2.0 (+1)	1,830 (-6%)	13mo	$275,000	$150	46
1409 Sunnyvale St	0.56mi	3/2.0 (+1)	1,796 (-8%)	11mo	$242,500	$135	42
1708 E 14th St	0.49mi	3/2.0 (+1)	1,776 (-9%)	14mo	$75,000	$42	42
1803 Morris Ave	0.70mi	3/3.0 (+1)	2,024 (+4%)	21mo	$249,500	$123	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: 42.1%
• Equity multiple: 2.81×
• Total profit: $26,892
• Equity at exit: $7,902

10-year hold

• IRR: 48.3%
• Equity multiple: 5.68×
• Total profit: $69,386
• Equity at exit: $4,582

Cash invested: $14,840 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$199 /mo · $2,389/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $555

Break-even live

Break-even rent $632

Max offer price $53,000

Occupancy floor 53%

Sensitivity live

Price	-10% $725	-5% $570	+0% $555	+5% $540	+10% $525
Rent	-10% $450	-5% $503	+0% $555	+5% $608	+10% $661
Rate	-1.0pp $582	-0.5pp $569	base $555	+0.5pp $542	+1.0pp $528

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $53,000 Active 94 DOM
2. 2026-06-18
   days on market $53,000 Active 92 DOM
3. 2026-06-17
   days on market $53,000 Active 91 DOM
4. 2026-06-17
   price $53,000 Active 90 DOM
5. 2026-06-16
   days on market $54,900 Active 90 DOM
6. 2026-06-15
   days on market $54,900 Active 89 DOM
7. 2026-06-15
   days on market $54,900 Active 88 DOM
8. 2026-06-13
   days on market $54,900 Active 87 DOM
9. 2026-06-12
   days on market $54,900 Active 86 DOM
10. 2026-06-09
    days on market $54,900 Active 83 DOM
11. 2026-06-08
    days on market $54,900 Active 82 DOM
12. 2026-06-08
    days on market $54,900 Active 81 DOM
13. 2026-06-07
    days on market $54,900 Active 80 DOM
14. 2026-06-03
    days on market $54,900 Active 77 DOM
15. 2026-06-02
    days on market $54,900 Active 76 DOM
16. 2026-06-01
    pricedays on market $54,900 Active 75 DOM
17. 2026-05-31
    days on market $59,900 Active 74 DOM
18. 2026-03-04
    listed $59,900 Active 430-char remark

    Show marketing remark (430 chars)

    Great investment property priced to sell! Could easily be 3 or even 4 bedrooms! Corner lot, 2 carports, and a bonus room that could be converted back to a garage or bedroom. 2 living areas and room to expand the kitchen. Huge master bedroom with room to expand the bathroom. Home is in liveable condition but not turn key. Huge potential at this price! Catch the overflow from the Abilene market and make a great investment today!

19. 2006-06-30
    soldstatus
20. 1996-05-17
    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: $2,389 · $199/mo
• Projected year-2 tax: $2,389 · $199/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: $16,019
• − Mortgage interest: −$2,969
• − Property taxes: −$2,389
• − Insurance: −$265
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,542
• Taxable income: $6,291
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $5,156/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

3 events — show timeline

• 2026-03-04 Listed $59,900 NTREIS
• 2006-06-30 Sold (Public Records) — Public Records
• 1996-05-17 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,389 · +5.0% YoY. Source: county tax records.