413 E Fulton · Sinton, TX 78387

$159,900

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 98 Days on market

Built 1955 0.30 ac lot $127/sqft · at area comps Est $162k · at est. ↓ 6% 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 +21.9/30.0
• ARV discount +8.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

This 3 bedroom, 2 bath home sits on large lot in the heart of Sinton! Large living room has space for entertaining. Kitchen has ample cabinet space and flows into a dining room. All three bedrooms are a great size. Flex room off the kitchen has indoor laundry and is perfect for extra storage. Long driveway is great for parking and yard is good for backyard barbecues! The HVAC system was recently updated!

Key facts

• Backyard barbecues
• Large lot
• Ample cabinet space

Tags

• LARGE LOT
• AMPLE CABINET SPACE
• FLEX ROOM
• INDOOR LAUNDRY
• LONG DRIVEWAY
• BACKYARD BARBECUES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 160 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $161,521
• List price: $159,900
• Delta: -1.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 E Merriman St	0.36mi	3/2.0	1,301 (+3%)	2mo	$60,000	$46	77
212 Hugh St	0.60mi	3/2.0	1,240 (-2%)	5mo	$135,000	$109	65
621 E Merriman St	0.34mi	3/2.0	1,170 (-7%)	13mo	$165,750	$142	61
812 Hamilton St	0.32mi	3/2.0	1,120 (-11%)	7mo	$195,500	$175	60
113 W Welder St	0.34mi	3/2.0	1,152 (-9%)	11mo	$225,000	$195	60
800 Hamilton St	0.35mi	2/1.0 (-1)	1,139 (-10%)	6mo	$135,000	$119	54
117 Moonlite	0.58mi	3/1.0	1,344 (+6%)	7mo	$189,900	$141	53
509 Avenue B	0.50mi	3/2.0	1,202 (-5%)	20mo	$165,000	$137	52
1012 E Market St	0.47mi	3/2.0	1,452 (+15%)	3mo	$240,000	$165	51
805 Hamilton St	0.35mi	3/2.0	1,424 (+13%)	17mo	$105,900	$74	48
400 Avenue B	0.43mi	3/2.0	1,096 (-13%)	14mo	$179,999	$164	46
606 Avenue F	0.58mi	4/2.0 (+1)	1,148 (-9%)	10mo	$199,900	$174	45

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,812
• Equity at exit: $23,842

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $12,258
• Equity at exit: $13,825

Cash invested: $44,772 (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: 160
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $252

Break-even live

Break-even rent $1,398

Max offer price $159,900

Occupancy floor 80%

Sensitivity live

Price	-10% $343	-5% $298	+0% $252	+5% $207	+10% $162
Rent	-10% $117	-5% $185	+0% $252	+5% $320	+10% $388
Rate	-1.0pp $333	-0.5pp $293	base $252	+0.5pp $211	+1.0pp $169

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 E Fulton St Sinton, TX	2.0	2.0	1326	$1,700	$1.28	14d	1	0.43mi
804 Avenue B St Unit B Sinton, TX	3.0	2.0	1092	$1,750	$1.60	22d	1	0.70mi

Listing history 7 events

1. 2026-06-05
   days on market $159,900 Active 98 DOM
2. 2026-06-03
   days on market $159,900 Active 96 DOM
3. 2026-06-02
   days on market $159,900 Active 95 DOM
4. 2026-06-01
   days on market $159,900 Active 94 DOM
5. 2026-05-31
   days on market $159,900 Active 93 DOM
6. 2026-05-15
   price $159,900 408-char remark

   Show marketing remark (408 chars)

   This 3 bedroom, 2 bath home sits on large lot in the heart of Sinton! Large living room has space for entertaining. Kitchen has ample cabinet space and flows into a dining room. All three bedrooms are a great size. Flex room off the kitchen has indoor laundry and is perfect for extra storage. Long driveway is great for parking and yard is good for backyard barbecues! The HVAC system was recently updated!

7. 2026-02-25
   listed $170,000 Active 408-char remark

   Show marketing remark (408 chars)

   This 3 bedroom, 2 bath home sits on large lot in the heart of Sinton! Large living room has space for entertaining. Kitchen has ample cabinet space and flows into a dining room. All three bedrooms are a great size. Flex room off the kitchen has indoor laundry and is perfect for extra storage. Long driveway is great for parking and yard is good for backyard barbecues! The HVAC system was recently updated!

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,926 · $244/mo
• Expected delta: +$532/yr (+$44/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,614
• − Mortgage interest: −$8,957
• − Property taxes: −$2,395
• − Insurance: −$800
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$4,652
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $2,905/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

-5.9% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $159,900 CBMLS
• 2026-02-25 Listed $170,000 CBMLS

Property tax history

+5.6%/yr

Latest (2025): $2,395 · +12.1% YoY. Source: county tax records.