600 S Rachal St · Sinton, TX 78387

$48,000

1 bd · 1.0 ba · 440 sqft · SingleFamily public records · 296 Days on market

Built 2012 3,120 sqft lot $109/sqft · 45% below area Est $87k · 45% under ↓ 31% since listing

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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 +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Fixer-Upper with Big Potential!!! This 1-bedroom, 1-bathroom home offers 440 sq. ft. of living space and is ready for your personal touch. Perfect for investors, flippers, or anyone looking for a small project, this property is being sold as-is and needs some TLC to bring out its full potential. The home comes with a washer, dryer, and refrigerator, making it a convenient start for its next owner. Compact and easy to maintain, it’s an excellent opportunity to create a charming starter home, rental property, or weekend retreat. Schedule your showing today—this affordable is listed almost HALF of the county's assessed value!

Key facts

• 3,120 sq ft lot
• Built 2012
• Listed 296 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($928 rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 159 active listings in the ZIP; 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.93% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 4.3

CMA / ARV

• ARV (median comp): $86,527
• List price: $48,000
• Delta: -44.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $11,415
• Equity at exit: $7,157

10-year hold

• IRR: 29.0%
• Equity multiple: 3.59×
• Total profit: $34,866
• Equity at exit: $4,150

Cash invested: $13,440 (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: 159
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $928 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $300

Break-even live

Break-even rent $548

Max offer price $48,000

Occupancy floor 63%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $48,000 Active 296 DOM
2. 2026-06-17
   days on market $48,000 Active 295 DOM
3. 2026-06-16
   days on market $48,000 Active 294 DOM
4. 2026-06-15
   days on market $48,000 Active 293 DOM
5. 2026-06-15
   days on market $48,000 Active 292 DOM
6. 2026-06-13
   days on market $48,000 Active 291 DOM
7. 2026-06-12
   days on market $48,000 Active 290 DOM
8. 2026-06-09
   days on market $48,000 Active 287 DOM
9. 2026-06-08
   days on market $48,000 Active 286 DOM
10. 2026-06-08
    days on market $48,000 Active 285 DOM
11. 2026-06-05
    days on market $48,000 Active 283 DOM
12. 2026-06-03
    days on market $48,000 Active 281 DOM
13. 2026-06-02
    days on market $48,000 Active 280 DOM
14. 2026-06-01
    days on market $48,000 Active 279 DOM
15. 2026-05-31
    days on market $48,000 Active 278 DOM
16. 2026-04-28
    price $48,000 650-char remark

    Show marketing remark (650 chars)

    Cozy Fixer-Upper with Big Potential!!! This 1-bedroom, 1-bathroom home offers 440 sq. ft. of living space and is ready for your personal touch. Perfect for investors, flippers, or anyone looking for a small project, this property is being sold as-is and needs some TLC to bring out its full potential. The home comes with a washer, dryer, and refrigerator, making it a convenient start for its next owner. Compact and easy to maintain, it’s an excellent opportunity to create a charming starter home, rental property, or weekend retreat. Schedule your showing today—this affordable is listed almost HALF of the county's assessed value!

17. 2026-02-19
    price $49,000 650-char remark

    Show marketing remark (650 chars)

    Cozy Fixer-Upper with Big Potential!!! This 1-bedroom, 1-bathroom home offers 440 sq. ft. of living space and is ready for your personal touch. Perfect for investors, flippers, or anyone looking for a small project, this property is being sold as-is and needs some TLC to bring out its full potential. The home comes with a washer, dryer, and refrigerator, making it a convenient start for its next owner. Compact and easy to maintain, it’s an excellent opportunity to create a charming starter home, rental property, or weekend retreat. Schedule your showing today—this affordable is listed almost HALF of the county's assessed value!

18. 2025-11-03
    price $53,000 650-char remark

    Show marketing remark (650 chars)

    Cozy Fixer-Upper with Big Potential!!! This 1-bedroom, 1-bathroom home offers 440 sq. ft. of living space and is ready for your personal touch. Perfect for investors, flippers, or anyone looking for a small project, this property is being sold as-is and needs some TLC to bring out its full potential. The home comes with a washer, dryer, and refrigerator, making it a convenient start for its next owner. Compact and easy to maintain, it’s an excellent opportunity to create a charming starter home, rental property, or weekend retreat. Schedule your showing today—this affordable is listed almost HALF of the county's assessed value!

19. 2025-08-26
    listed $55,000 Active 650-char remark

    Show marketing remark (650 chars)

    Cozy Fixer-Upper with Big Potential!!! This 1-bedroom, 1-bathroom home offers 440 sq. ft. of living space and is ready for your personal touch. Perfect for investors, flippers, or anyone looking for a small project, this property is being sold as-is and needs some TLC to bring out its full potential. The home comes with a washer, dryer, and refrigerator, making it a convenient start for its next owner. Compact and easy to maintain, it’s an excellent opportunity to create a charming starter home, rental property, or weekend retreat. Schedule your showing today—this affordable is listed almost HALF of the county's assessed value!

20. 2025-04-10
    price $52,000
21. 2025-02-26
    price $65,000
22. 2025-01-17
    listed $69,000 Active
23. 2024-12-28
    historical
24. 2024-09-06
    status Back on Market
25. 2024-09-02
    listed $69,000 Active
26. 2024-09-02
    historical
27. 2024-09-01
    historical
28. 2024-05-07
    price $69,000
29. 2024-05-07
    price $69,000
30. 2024-03-13
    listed $70,000 New
31. 2024-03-02
    listed $70,000 Active
32. 2011-07-01
    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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/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 5/10 Major FEMA zone X (unshaded) · 65% 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: $11,134
• − Mortgage interest: −$2,689
• − Property taxes: −$1,933
• − Insurance: −$240
• − Repairs & maintenance: −$891
• − Management: −$891
• − Depreciation: −$1,396
• Taxable income: $3,094
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $2,859/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

-31.4% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $48,000 CBMLS
• 2026-02-19 Price Changed $49,000 CBMLS
• 2025-11-03 Price Changed $53,000 CBMLS
• 2025-08-26 Listed $55,000 CBMLS
• 2025-04-10 Price Changed $52,000 CBMLS
• 2025-02-26 Price Changed $65,000 CBMLS
• 2025-01-17 Listed $69,000 CBMLS
• 2024-12-28 Listing Removed — LERA
• 2024-09-06 Relisted — LERA
• 2024-09-02 Listed $69,000 CBMLS
• 2024-09-02 Delisted — CBMLS
• 2024-09-01 Listing Removed — LERA
• 2024-05-07 Price Changed $69,000 CBMLS
• 2024-05-07 Price Changed $69,000 LERA
• 2024-03-13 Listed $70,000 LERA
• 2024-03-02 Listed $70,000 CBMLS
• 2011-07-01 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,933 · +16.7% YoY. Source: county tax records.