424 Church St · Sulphur Springs, TX 75482

$175,900

2 bd · 2.0 ba · 1,398 sqft · SingleFamily · 101 Days on market

Built 1960 Fair condition 0.32 ac lot $126/sqft · 20% below area Est $219k · 20% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +3.6/10.0
• 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 $176k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $156 ($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 $174k (1.3% below list).
• Recommended offer: $160k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.3% 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.
• 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.
• Market conditions: 378 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 101 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,069 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $218,794
• List price: $175,900
• Delta: -19.60%
• 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
405 Houston St	0.24mi	2/2.0	1,563 (+12%)	9mo	$239,900	$153	62
124 Goodman St	0.73mi	3/2.0 (+1)	1,416 (+1%)	2mo	$250,000	$177	57
417 Putman St	0.50mi	3/1.0 (+1)	1,488 (+6%)	1mo	$130,000	$87	56
128 Goodman St	0.74mi	3/2.0 (+1)	1,416 (+1%)	7mo	$250,000	$177	53
212 Beckham St W	0.74mi	3/2.0 (+1)	1,461 (+4%)	1mo	$245,000	$168	52
1008 Church St	0.57mi	3/1.5 (+1)	1,283 (-8%)	3mo	$60,000	$47	50
210 Calvert St	0.75mi	3/2.0 (+1)	1,473 (+5%)	2mo	$195,500	$133	49
508 Woodlawn St	0.39mi	3/2.0 (+1)	1,192 (-15%)	5mo	$220,000	$185	48
426 & 430 Cranford St	0.66mi	3/1.5 (+1)	1,288 (-8%)	8mo	$115,000	$89	42
1006 Jackson St N	0.63mi	3/2.0 (+1)	1,550 (+11%)	9mo	$250,000	$161	40
722 Sunset St	0.61mi	3/2.0 (+1)	1,216 (-13%)	11mo	$175,000	$144	36
1044 Mulberry St	0.72mi	3/1.0 (+1)	1,236 (-12%)	7mo	$119,900	$97	32

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-18,514
• Equity at exit: $26,227

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,187
• Equity at exit: $15,209

Cash invested: $49,252 (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: 378
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$922
• Tax est. 1.5%: −$220 /mo · $2,638/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $156

Break-even live

Break-even rent $1,539

Max offer price $175,900

Occupancy floor 86%

Sensitivity live

Price	-10% $278	-5% $217	+0% $156	+5% $96	+10% $35
Rent	-10% $19	-5% $88	+0% $156	+5% $225	+10% $294
Rate	-1.0pp $245	-0.5pp $201	base $156	+0.5pp $111	+1.0pp $64

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.78mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.79mi
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	0.85mi
325 League St S Sulphur Springs, TX	3.0	1.0	1112	$2,000	$1.80	44d	1	1.09mi

Listing history 18 events

1. 2026-06-19
   days on market $175,900 Active 101 DOM
2. 2026-06-18
   days on market $175,900 Active 100 DOM
3. 2026-06-17
   days on market $175,900 Active 99 DOM
4. 2026-06-16
   days on market $175,900 Active 98 DOM
5. 2026-06-15
   days on market $175,900 Active 97 DOM
6. 2026-06-14
   days on market $175,900 Active 95 DOM
7. 2026-06-12
   days on market $175,900 Active 94 DOM
8. 2026-06-09
   days on market $175,900 Active 91 DOM
9. 2026-06-08
   days on market $175,900 Active 90 DOM
10. 2026-06-07
    days on market $175,900 Active 89 DOM
11. 2026-06-07
    days on market $175,900 Active 88 DOM
12. 2026-06-03
    days on market $175,900 Active 85 DOM
13. 2026-06-02
    days on market $175,900 Active 84 DOM
14. 2026-06-01
    days on market $175,900 Active 83 DOM
15. 2026-05-31
    days on market $175,900 Active 82 DOM
16. 2026-05-30
    days on market $175,900 Active 81 DOM
17. 2026-05-12
    price $175,900 773-char remark

    Show marketing remark (773 chars)

    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.

18. 2026-03-09
    listed $199,000 Active 773-char remark

    Show marketing remark (773 chars)

    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.

ⓘ 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: $20,841
• − Mortgage interest: −$9,853
• − Property taxes: −$2,638
• − Insurance: −$880
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,117
• Taxable loss: −$982
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $2,113/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen and bathrooms · Needs immediate repair to prevent water damage	Major	$15,000–50,000
Missing cabinet doors in kitchen and bathrooms · Needs replacement for a complete look	Major	$15,000–50,000
Worn hardwood floors · Needs replacement for a more attractive and durable surface	Major	$15,000–50,000
Exposed drywall · Needs repair to prevent further damage	Major	$15,000–50,000
Overgrown lawn · Can be trimmed and landscaped	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

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 · 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

-11.6% since first listed

2 events — show timeline

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