600 S Rachal St · Sinton, TX 78387

$45,000

1 bd · 1.0 ba · 440 sqft · SingleFamily public records · 5 Days on market

Built 2012 Fair condition 3,120 sqft lot $102/sqft · 48% below area Est $86k · 48% under ↓ 36% 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 +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

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 4 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 17.6% vs local median 3.7% 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: amenities F, commute F, employment 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.
• Zoned schools: Welder El (574 students, 74% FRL); E Merle Smith Middle (math 26% / reading 33%, grade F, #1,077 of 1,662 statewide, top 66%, 428 students, 72% FRL); Sinton H S (math 17% / reading 47%, grade F, #1,044 of 1,632 statewide, top 66%, 610 students, 67% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: 274 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 $311 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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: property tax is 3.7% of price.
• 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 $45,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.30% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.47%
• DSCR: 2.80
• GRM: 3.6

CMA / ARV

• ARV (median comp): $86,454
• List price: $45,000
• Delta: -44.48%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7607 County Road 2683	1.08mi	1/1.0	469 (+7%)	42mo	$89,000	$190	34

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: 37.0%
• Equity multiple: 2.57×
• Total profit: $19,837
• Equity at exit: $6,710

10-year hold

• IRR: 43.6%
• Equity multiple: 5.16×
• Total profit: $52,388
• Equity at exit: $3,891

Cash invested: $12,600 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 78387

• Active inventory: 274
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $425

Break-even live

Break-even rent $496

Max offer price $45,000

Occupancy floor 54%

Sensitivity live

Price	-10% $450	-5% $438	+0% $425	+5% $412	+10% $399
Rent	-10% $343	-5% $384	+0% $425	+5% $466	+10% $507
Rate	-1.0pp $448	-0.5pp $436	base $425	+0.5pp $413	+1.0pp $401

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-storyEntry level: 1
• Construction: Wood sidingShingle roofPillar/post/pier foundationBuilt as a single-story structure
• Exterior features: Chain link and wood fencingAsphalt road access

Interior

• Kitchen: Refrigerator
• Flooring: LinoleumVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Other (unspecified)
• Laundry & utility: Washer hookupDryer hookup

Listing history 50 events

1. 2026-09-23
   days on market $45,000 Active 5 DOM
2. 2026-09-21
   days on market $45,000 Active 3 DOM
3. 2026-09-20
   days on market $45,000 Active 2 DOM
4. 2026-09-19
   pricedays on marketlisting id $45,000 Active 1 DOM
5. 2026-08-21
   days on market $48,000 Active 360 DOM
6. 2026-08-20
   days on market $48,000 Active 359 DOM
7. 2026-08-19
   days on market $48,000 Active 358 DOM
8. 2026-08-18
   days on market $48,000 Active 357 DOM
9. 2026-08-17
   days on market $48,000 Active 356 DOM
10. 2026-08-16
    days on market $48,000 Active 355 DOM
11. 2026-08-15
    days on market $48,000 Active 354 DOM
12. 2026-08-13
    days on market $48,000 Active 352 DOM
13. 2026-08-11
    days on market $48,000 Active 350 DOM
14. 2026-08-10
    days on market $48,000 Active 349 DOM
15. 2026-08-09
    days on market $48,000 Active 348 DOM
16. 2026-08-08
    days on market $48,000 Active 347 DOM
17. 2026-08-07
    days on market $48,000 Active 346 DOM
18. 2026-08-06
    days on market $48,000 Active 345 DOM
19. 2026-08-05
    days on market $48,000 Active 344 DOM
20. 2026-08-04
    days on market $48,000 Active 343 DOM
21. 2026-08-03
    days on market $48,000 Active 342 DOM
22. 2026-07-31
    days on market $48,000 Active 339 DOM
23. 2026-07-30
    days on market $48,000 Active 338 DOM
24. 2026-07-29
    days on market $48,000 Active 337 DOM
25. 2026-07-27
    days on market $48,000 Active 335 DOM
26. 2026-07-26
    days on market $48,000 Active 334 DOM
27. 2026-07-24
    days on market $48,000 Active 332 DOM
28. 2026-07-23
    days on market $48,000 Active 331 DOM
29. 2026-07-22
    days on market $48,000 Active 330 DOM
30. 2026-07-21
    days on market $48,000 Active 329 DOM
31. 2026-07-20
    days on market $48,000 Active 328 DOM
32. 2026-07-18
    days on market $48,000 Active 326 DOM
33. 2026-07-17
    days on market $48,000 Active 325 DOM
34. 2026-07-16
    days on market $48,000 Active 324 DOM
35. 2026-07-14
    days on market $48,000 Active 322 DOM
36. 2026-07-13
    days on market $48,000 Active 321 DOM
37. 2026-07-12
    days on market $48,000 Active 320 DOM
38. 2026-07-11
    days on market $48,000 Active 319 DOM
39. 2026-07-10
    days on market $48,000 Active 318 DOM
40. 2026-07-09
    days on market $48,000 Active 317 DOM
41. 2026-07-08
    days on market $48,000 Active 315 DOM
42. 2026-07-06
    days on market $48,000 Active 314 DOM
43. 2026-07-05
    days on market $48,000 Active 313 DOM
44. 2026-07-05
    days on market $48,000 Active 312 DOM
45. 2026-07-03
    days on market $48,000 Active 311 DOM
46. 2026-07-02
    days on market $48,000 Active 310 DOM
47. 2026-07-01
    days on market $48,000 Active 309 DOM
48. 2026-06-30
    days on market $48,000 Active 308 DOM
49. 2026-06-29
    days on market $48,000 Active 307 DOM
50. 2026-06-28
    days on market $48,000 Active 306 DOM

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $12,408
• − Mortgage interest: −$2,521
• − Property taxes: −$1,646
• − Insurance: −$225
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$1,309
• Taxable income: $4,721
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $3,966/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $11,000–$19,800 screening

This fixer-upper home has potential but requires significant exterior repairs and maintenance to improve its condition and value.

Components & finishes AI

Flooring tile Counters granite

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be missing shingles and is not visible, indicating a major issue.
• Major Windows (windows) — The windows are old and appear to be in poor condition, indicating a major issue.
• Major Electrical (electrical) — The electrical panel is not visible, and the house appears to be in a state of disrepair, indicating a major issue.
• Major Plumbing (plumbing) — The plumbing fixtures are old and appear to be in poor condition, indicating a major issue.
• Major Exterior (exterior) — The exterior of the house appears to be in a state of disrepair, with peeling paint and missing shingles.

Repairs flagged

• Minor roof — The roof appears to be in fair condition, but may need minor repairs or touch-ups.
• Major siding — The siding is in poor condition and may need replacement or major repairs.
• Major paint — The paint on the exterior is peeling and chipping, indicating major damage and the need for repainting.
• Major landscaping — The landscaping and fencing are overgrown and in need of maintenance, which could detract from the home's curb appeal.

Value-add opportunities

• Both Painting the exterior and replacing the siding — Painting the exterior and replacing the siding would significantly improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances would make the home more appealing to potential buyers and renters, as it would provide a more modern and functional kitchen. ↑
• Both Replacing the HVAC system — Replacing the HVAC system would improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Sinton El F TX #2,396/4,322 Nat'l #25,956/41,679 Middle E Merle Smith Middle F TX #1,077/1,662 Nat'l #9,020/14,009 High Sinton H S F TX #1,044/1,632 Nat'l #10,416/17,239

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

C Composite livability gradescore 65/100

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
• County: San Patricio · 75,538 people
• Metro: Corpus Christi, TX
• Population (ZIP): 9,604
• Household income: $48,000
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerWater and sewer available
• Home design: Single-storyEntry level: 1
• Construction: Wood sidingShingle roofPillar/post/pier foundationBuilt as a single-story structure
• Exterior features: Chain link and wood fencingAsphalt road access

Interior

• Kitchen: Refrigerator
• Flooring: LinoleumVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit heatingWindow unit cooling
• Interior features: Other (unspecified)
• Laundry & utility: Washer hookupDryer hookup

Price history

-35.7% since first listed

18 events — show timeline

• 2026-08-24 Listed $45,000 CBMLS
• 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

+9.7%/yr

Latest (2026): $1,646 · -14.8% YoY. Source: county tax records.