1957 CR 4771 · Sulphur Springs, TX 75482

$209,999

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 93 Days on market

Built 2025 Excellent condition 1.26 ac lot ↓ 7% since listing

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this Amazing Price Improvement on this BRAND NEW HOME! Come to the Country and the fast growing Sulphur Springs! You will LOVE this 4 bedroom BRAND NEW DOUBLEWIDE on an 1.2616 ACRES. Nice Open Corner Lot. No HOA. No City Taxes. Wonderful Open and Spacious Floor Plan with 4 bedrooms, 2 Full Bathrooms. Vinyl Luxery Plank Flooring Throughout. Big Kitchen with all Appliances Including a Brand New Refrigerator and Island and Open to a Big Living Area. Split bedrooms for Added Privacy. Light and Bright with lots of Windows and Storage Throughout. Sliding Door with Additional Access to the Back Yard Area. Separate Laundry Area. Come Call This NEW ONE HOME. FHA, VA, and Conventional Financing Available. Utilities are in place and skirting is on, this one is ready for immediate move in!

Key facts

• No city taxes
• Big kitchen
• Open corner lot

Tags

• OPEN CORNER LOT
• NO HOA
• NO CITY TAXES
• VINYL LUXURY PLANK FLOORING
• BIG KITCHEN
• BRAND NEW REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (16.2% below list).
• Recommended offer: $176k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Sulphur Springs — 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 70/100 on livability (#350 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, schools D, amenities F.
• North Hopkins ISD (rural): math 44% / reading 49% proficiency, ranked #245 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 382 active listings in the ZIP; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hopkins County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,956 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 D-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: 0.84% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-37,900
• Equity at exit: $31,312

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-37,915
• Equity at exit: $18,157

Cash invested: $58,800 (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 75482

• Active inventory: 382
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-61

Break-even live

Break-even rent $1,837

Max offer price $201,143

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $11	+0% $-61	+5% $-134	+10% $-206
Rent	-10% $-200	-5% $-131	+0% $-61	+5% $8	+10% $78
Rate	-1.0pp $45	-0.5pp $-8	base $-61	+0.5pp $-116	+1.0pp $-171

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $209,999 Active 93 DOM
2. 2026-06-19
   days on market $209,999 Active 91 DOM
3. 2026-06-18
   days on market $209,999 Active 90 DOM
4. 2026-06-17
   days on market $209,999 Active 89 DOM
5. 2026-06-16
   pricedays on market $209,999 Active 88 DOM
6. 2026-06-15
   days on market $214,999 Active 87 DOM
7. 2026-06-14
   days on market $214,999 Active 85 DOM
8. 2026-06-12
   days on market $214,999 Active 84 DOM
9. 2026-06-09
   days on market $214,999 Active 81 DOM
10. 2026-06-08
    days on market $214,999 Active 80 DOM
11. 2026-06-07
    days on market $214,999 Active 79 DOM
12. 2026-06-05
    days on market $214,999 Active 77 DOM
13. 2026-06-02
    pricedays on market $214,999 Active 74 DOM
14. 2026-06-01
    days on market $228,999 Active 73 DOM
15. 2026-05-31
    days on market $228,999 Active 72 DOM
16. 2026-05-30
    days on market $228,999 Active 71 DOM
17. 2026-05-12
    price $229,999 796-char remark

    Show marketing remark (796 chars)

    Look at this Amazing Price Improvement on this BRAND NEW HOME! Come to the Country and the fast growing Sulphur Springs! You will LOVE this 4 bedroom BRAND NEW DOUBLEWIDE on an 1.2616 ACRES. Nice Open Corner Lot. No HOA. No City Taxes. Wonderful Open and Spacious Floor Plan with 4 bedrooms, 2 Full Bathrooms. Vinyl Luxery Plank Flooring Throughout. Big Kitchen with all Appliances Including a Brand New Refrigerator and Island and Open to a Big Living Area. Split bedrooms for Added Privacy. Light and Bright with lots of Windows and Storage Throughout. Sliding Door with Additional Access to the Back Yard Area. Separate Laundry Area. Come Call This NEW ONE HOME. FHA, VA, and Conventional Financing Available. Utilities are in place and skirting is on, this one is ready for immediate move in!

18. 2026-04-28
    price $236,499 796-char remark

    Show marketing remark (796 chars)

    Look at this Amazing Price Improvement on this BRAND NEW HOME! Come to the Country and the fast growing Sulphur Springs! You will LOVE this 4 bedroom BRAND NEW DOUBLEWIDE on an 1.2616 ACRES. Nice Open Corner Lot. No HOA. No City Taxes. Wonderful Open and Spacious Floor Plan with 4 bedrooms, 2 Full Bathrooms. Vinyl Luxery Plank Flooring Throughout. Big Kitchen with all Appliances Including a Brand New Refrigerator and Island and Open to a Big Living Area. Split bedrooms for Added Privacy. Light and Bright with lots of Windows and Storage Throughout. Sliding Door with Additional Access to the Back Yard Area. Separate Laundry Area. Come Call This NEW ONE HOME. FHA, VA, and Conventional Financing Available. Utilities are in place and skirting is on, this one is ready for immediate move in!

19. 2026-04-13
    price $239,999 796-char remark

    Show marketing remark (796 chars)

    Look at this Amazing Price Improvement on this BRAND NEW HOME! Come to the Country and the fast growing Sulphur Springs! You will LOVE this 4 bedroom BRAND NEW DOUBLEWIDE on an 1.2616 ACRES. Nice Open Corner Lot. No HOA. No City Taxes. Wonderful Open and Spacious Floor Plan with 4 bedrooms, 2 Full Bathrooms. Vinyl Luxery Plank Flooring Throughout. Big Kitchen with all Appliances Including a Brand New Refrigerator and Island and Open to a Big Living Area. Split bedrooms for Added Privacy. Light and Bright with lots of Windows and Storage Throughout. Sliding Door with Additional Access to the Back Yard Area. Separate Laundry Area. Come Call This NEW ONE HOME. FHA, VA, and Conventional Financing Available. Utilities are in place and skirting is on, this one is ready for immediate move in!

20. 2026-03-20
    listed $245,999 Active 796-char remark

    Show marketing remark (796 chars)

    Look at this Amazing Price Improvement on this BRAND NEW HOME! Come to the Country and the fast growing Sulphur Springs! You will LOVE this 4 bedroom BRAND NEW DOUBLEWIDE on an 1.2616 ACRES. Nice Open Corner Lot. No HOA. No City Taxes. Wonderful Open and Spacious Floor Plan with 4 bedrooms, 2 Full Bathrooms. Vinyl Luxery Plank Flooring Throughout. Big Kitchen with all Appliances Including a Brand New Refrigerator and Island and Open to a Big Living Area. Split bedrooms for Added Privacy. Light and Bright with lots of Windows and Storage Throughout. Sliding Door with Additional Access to the Back Yard Area. Separate Laundry Area. Come Call This NEW ONE HOME. FHA, VA, and Conventional Financing Available. Utilities are in place and skirting is on, this one is ready for immediate move in!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,115
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$6,109
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $306/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 · 1 photo

Excellent 100/100 None rehab

This brand new doublewide is in excellent condition with no visible repairs needed. It offers a spacious floor plan, vinyl luxury plank flooring, and is located on a nice open corner lot. Landscaping and interior paint updates would further enhance its resale and rental value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and value
• Both Interior paint — Fresh paint can make a home more appealing
• Both Landscaping and curb appeal — Improves the home's overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Landscaping and curb appeal — Improves the home's overall appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: North Hopkins ISD
• NCES district ID: 4832970
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 49% ▲ 8.00%
• Median HH income: $48,616
• Composite: 39.74/100
• National rank: #3895
• State rank: #245 of 826 in TX

Livability — Sulphur Springs

• Score: 70/100
• State rank: #350
• US rank: #7665

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hopkins County · 26,483 people
• City population: 26,483
• Metro: Sulphur Springs, TX
• Population (ZIP): 26,483
• Household income: $69,970
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 543.0

Population outlook (Hopkins County) Hauer SSP2

• Today (2025): 38,107 people
• By 2030: 38,867 · +2.0%
• By 2040: 40,009 · +5.0%
• By 2050: 40,448 · +6.1%
• By 2075: 40,669 · +6.7%
• By 2100: 37,234 · -2.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 17% Black 9% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 2% Lithuanian 2% Iranian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 14% Vietnamese 1%

Political lean MEDSL · Hopkins

• 2024 margin: Solid R (+64.6) · D 17.4% · R 82.0%
• 2008→2024 swing: -20.0pp toward R · 2008: -44.7pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+60.7 2016: R+60.8 2012: R+55.4 2008: R+44.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.79%
• Current HPI: 156.0526
• Rent YoY: —
• Metro: Sulphur Springs, TX
• 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

-6.5% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $229,999 NTREIS
• 2026-04-28 Price Changed $236,499 NTREIS
• 2026-04-13 Price Changed $239,999 NTREIS
• 2026-03-20 Listed $245,999 NTREIS