424 Church St · Sulphur Springs, TX 75482

$159,000

2 bd · 2.0 ba · 1,398 sqft · SingleFamily · 179 Days on market

Built 1960 Fair condition 0.32 ac lot $114/sqft · 29% below area Est $223k · 29% under ↓ 12% since listing

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Why this score? — see what drove the C 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Just minutes from Downtown Sulphur Springs, this property offers incredible convenience with easy access to local shopping, dining, and community events. This 3-bedroom office space with 2 bathrooms was previously used as an orthodontist office and is already set up with a layout suitable for medical or professional use. The multiple rooms provide flexibility for offices, treatment rooms, or other workspace needs and could also be reimagined for a variety of uses. The property does need some work, making it a great opportunity for investors or buyers looking to renovate and add value in a highly desirable area. With an excellent location and strong potential, this property is ready for someone with vision to bring it back to life.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1960

Tags

• EASY ACCESS TO LOCAL SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (0.9% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.5% 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+, amenities F, commute F.
• Sulphur Springs ISD (town): math 46% / reading 40% proficiency, ranked #323 of 826 in TX (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sulphur Springs El (math 49% / reading 40%, grade F, #1,155 of 4,322 statewide, top 29%, 639 students, 70% FRL); Sulphur Springs Middle (math 50% / reading 38%, grade D, #512 of 1,662 statewide, top 32%, 974 students, 61% FRL); Sulphur Springs H S (math 53% / reading 50%, grade D+, #478 of 1,632 statewide, top 29%, 1,263 students, 53% FRL).
• Market conditions: 518 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 66 units permitted in Hopkins County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 179 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $222,523
• List price: $159,000
• Delta: -28.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Houston St	0.08mi	3/2.0 (+1)	1,319 (-6%)	3mo	$250,000	$190	79
124 Goodman St	0.73mi	3/2.0 (+1)	1,416 (+1%)	5mo	$250,000	$177	55
417 Putman St	0.50mi	3/1.0 (+1)	1,488 (+6%)	4mo	$130,000	$87	54
103 Lamar Aly	0.64mi	3/1.5 (+1)	1,296 (-7%)	0mo	$135,000	$104	51
718 Houston St	0.74mi	2/2.0	1,278 (-9%)	1mo	$79,000	$62	50
128 Goodman St	0.74mi	3/2.0 (+1)	1,416 (+1%)	10mo	$250,000	$177	50
212 Beckham St W	0.74mi	3/2.0 (+1)	1,461 (+4%)	4mo	$245,000	$168	50
1008 Church St	0.57mi	3/1.5 (+1)	1,283 (-8%)	6mo	$60,000	$47	48
210 Calvert St	0.75mi	3/2.0 (+1)	1,473 (+5%)	6mo	$195,500	$133	47
508 Woodlawn St	0.39mi	3/2.0 (+1)	1,192 (-15%)	8mo	$220,000	$185	46
426 & 430 Cranford St	0.66mi	3/1.5 (+1)	1,288 (-8%)	11mo	$115,000	$89	40
1044 Mulberry St	0.72mi	3/1.0 (+1)	1,236 (-12%)	10mo	$119,900	$97	30

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,445
• Equity at exit: $23,707

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,254
• Equity at exit: $13,747

Cash invested: $44,520 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 36 active · 14 under contract
• Months of supply: 14.4 mo (7%/mo absorbed)
• Median asking: $219,700 ($162/sqft)
• Median days on market: 98 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -2.0% vs current asking $/sqft

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

ZIP-level market 75482

• Active inventory: 518
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $146

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 86%

Sensitivity live

Price	-10% $256	-5% $201	+0% $146	+5% $91	+10% $36
Rent	-10% $21	-5% $84	+0% $146	+5% $208	+10% $270
Rate	-1.0pp $226	-0.5pp $186	base $146	+0.5pp $105	+1.0pp $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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
253 Locust St S Unit 2N Sulphur Springs, TX	2.0	1.0	944	$1,050	$1.11	1d	1	0.67mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	139d	1	0.78mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	139d	1	0.79mi
1100 Jackson St N Sulphur Springs, TX	3.0	1.5	1290	$1,100	$0.85	1d	1	0.83mi
707 Fuller St Unit C Sulphur Springs, TX	3.0	2.0	1163	$1,850	$1.59	1d	1	0.83mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	139d	1	0.85mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	139d	1	1.09mi

Listing history 50 events

1. 2026-09-05
   days on market $159,000 Active 179 DOM
2. 2026-09-04
   days on market $159,000 Active 178 DOM
3. 2026-09-03
   days on market $159,000 Active 177 DOM
4. 2026-09-02
   days on market $159,000 Active 176 DOM
5. 2026-08-29
   days on market $159,000 Active 172 DOM
6. 2026-08-28
   days on market $159,000 Active 171 DOM
7. 2026-08-27
   days on market $159,000 Active 170 DOM
8. 2026-08-26
   days on market $159,000 Active 169 DOM
9. 2026-08-25
   days on market $159,000 Active 168 DOM
10. 2026-08-24
    days on market $159,000 Active 167 DOM
11. 2026-08-23
    days on market $159,000 Active 166 DOM
12. 2026-08-22
    days on market $159,000 Active 165 DOM
13. 2026-08-21
    days on market $159,000 Active 164 DOM
14. 2026-08-20
    days on market $159,000 Active 163 DOM
15. 2026-08-19
    days on market $159,000 Active 162 DOM
16. 2026-08-18
    days on market $159,000 Active 161 DOM
17. 2026-08-17
    days on market $159,000 Active 160 DOM
18. 2026-08-16
    days on market $159,000 Active 159 DOM
19. 2026-08-15
    days on market $159,000 Active 158 DOM
20. 2026-08-14
    days on market $159,000 Active 157 DOM
21. 2026-08-13
    days on market $159,000 Active 156 DOM
22. 2026-08-11
    days on market $159,000 Active 154 DOM
23. 2026-08-10
    days on market $159,000 Active 153 DOM
24. 2026-08-09
    days on market $159,000 Active 152 DOM
25. 2026-08-08
    days on market $159,000 Active 151 DOM
26. 2026-08-07
    days on market $159,000 Active 150 DOM
27. 2026-08-06
    days on market $159,000 Active 149 DOM
28. 2026-08-05
    days on market $159,000 Active 148 DOM
29. 2026-08-04
    days on market $159,000 Active 147 DOM
30. 2026-08-03
    days on market $159,000 Active 146 DOM
31. 2026-07-31
    days on market $159,000 Active 143 DOM
32. 2026-07-30
    days on market $159,000 Active 142 DOM
33. 2026-07-29
    days on market $159,000 Active 141 DOM
34. 2026-07-27
    days on market $159,000 Active 139 DOM
35. 2026-07-25
    days on market $159,000 Active 137 DOM
36. 2026-07-24
    days on market $159,000 Active 136 DOM
37. 2026-07-23
    days on market $159,000 Active 135 DOM
38. 2026-07-22
    days on market $159,000 Active 134 DOM
39. 2026-07-21
    days on market $159,000 Active 133 DOM
40. 2026-07-18
    days on market $159,000 Active 130 DOM
41. 2026-07-16
    days on market $159,000 Active 128 DOM
42. 2026-07-15
    days on market $159,000 Active 127 DOM
43. 2026-07-14
    days on market $159,000 Active 126 DOM
44. 2026-07-13
    days on market $159,000 Active 125 DOM
45. 2026-07-12
    days on market $159,000 Active 124 DOM
46. 2026-07-11
    days on market $159,000 Active 123 DOM
47. 2026-07-11
    days on market $159,000 Active 122 DOM
48. 2026-07-09
    days on market $159,000 Active 121 DOM
49. 2026-07-08
    days on market $159,000 Active 120 DOM
50. 2026-07-07
    days on market $159,000 Active 119 DOM

ⓘ 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: $18,908
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,625
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,950/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $34,950–$62,910 screening

This property requires moderate renovations to bring it up to a fair condition. Immediate repairs are needed for exposed plumbing and missing cabinet doors. Replacing worn hardwood floors and painting the interior will significantly enhance its resale and rental value.

Repairs flagged

• Major Exposed plumbing in kitchen and bathrooms — Needs immediate repair to prevent water damage
• Major Missing cabinet doors in kitchen and bathrooms — Needs replacement for a complete look
• Major Worn hardwood floors — Needs replacement for a more attractive and durable surface
• Major Exposed drywall — Needs repair to prevent further damage
• Minor Overgrown lawn — Can be trimmed and landscaped

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace missing cabinet doors — Complete look and functionality ↑
• Both Replace worn hardwood floors — Durable and attractive surface ↑
• Both Trim and landscape lawn — Enhances curb appeal and creates a welcoming environment ↑

ⓘ 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 41/100

Zoned Schools

Elementary Rowena Johnson Pri F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Sulphur Springs Middle D TX #512/1,662 Nat'l #4,963/14,009 High Sulphur Springs H S D+ TX #478/1,632 Nat'l #5,269/17,239

Schools (NCES district)

• District: Sulphur Springs ISD
• NCES district ID: 4841820
• Math proficiency: 46% ▼ -7.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $42,871
• Composite: 36.33/100
• National rank: #4692
• State rank: #323 of 826 in TX

B Composite livability gradescore 70/100

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

• Census place: Sulphur Springs, TX
• County: Hopkins County · 38,107 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: 6% of renters

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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%

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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%

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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

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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

Price history

-11.6% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $175,900 NTREIS
• 2026-03-09 Listed $199,000 NTREIS