117 Foscue St · Sulphur Springs, TX 75482

$99,000

4 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 20 Days on market

Built 1930 9,670 sqft lot Est $195k · 49% under

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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
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Craftsman style fixer upper is located in an established neighborhood surrounded by recent new construction and quality rehabs. The property is offered as is, though the seller, a professional contractor, is open to completing renovations to suit your specific needs or building a custom new home in this location, at an adjusted price. This property is also available as part of a package deal that includes 606 Houston and 228 League. All reasonable offers are welcome!

Key facts

• 9,670 sq ft lot
• Built 1930
• Listed 19 days

Property features AI

Finance

• Other: Property listed as for sale; possession negotiable
• Financial info: Loan type treated as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Attached property; Built in 1930
• Construction: Built in 1930
• Exterior features: Lot under 0.5 acre; will subdivide; Subdivision: Town

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area and one dining area; Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.3% 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; 3 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).
• This rent runs 35% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.05% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.04%
• DSCR: 2.92
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $194,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Jefferson St E	0.09mi	3/2.0 (-1)	1,400 (-4%)	10mo	$225,000	$161	75
802 Jefferson St E	0.12mi	3/2.0 (-1)	1,635 (+12%)	1mo	$269,900	$165	69
921 College St	0.27mi	3/2.0 (-1)	1,564 (+7%)	4mo	$99,900	$64	68
210 Calvert St	0.52mi	3/2.0 (-1)	1,473 (+0%)	2mo	$195,500	$133	68
417 Putman St	0.45mi	3/1.0 (-1)	1,488 (+2%)	1mo	$130,000	$87	67
628 Fuller St	0.41mi	3/1.5 (-1)	1,458 (-0%)	15mo	$150,000	$103	60
466 Cypress	0.72mi	4/2.0	1,473 (+0%)	8mo	$249,174	$169	59
526 College St	0.33mi	3/2.0 (-1)	1,659 (+13%)	3mo	$179,900	$108	55
618 Putman St	0.36mi	3/2.0 (-1)	1,350 (-8%)	15mo	$230,000	$170	53
205 Morris Dr	0.41mi	3/1.0 (-1)	1,410 (-4%)	20mo	$139,000	$99	49
1006 Jackson St N	0.74mi	3/2.0 (-1)	1,550 (+6%)	9mo	$250,000	$161	43
600 J D Franklin Dr	0.69mi	3/1.0 (-1)	1,288 (-12%)	16mo	$124,900	$97	26

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: 39.8%
• Equity multiple: 2.71×
• Total profit: $47,267
• Equity at exit: $14,761

10-year hold

• IRR: 46.2%
• Equity multiple: 5.42×
• Total profit: $122,638
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,031 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $994

Break-even live

Break-even rent $772

Max offer price $99,000

Occupancy floor 46%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 Fuller St Sulphur Springs, TX	3.0	2.0	1100	$2,200	$2.00	44d	1	0.39mi
604 W A St Sulphur Springs, TX	3.0	2.0	1216	$1,500	$1.23	44d	1	0.86mi
1045 Jackson St N Sulphur Springs, TX	3.0	2.0	1150	$1,750	$1.52	44d	1	0.93mi

Listing history 17 events

1. 2026-06-19
   days on market $99,000 Active 20 DOM
2. 2026-06-18
   days on market $99,000 Active 19 DOM
3. 2026-06-17
   days on market $99,000 Active 18 DOM
4. 2026-06-16
   days on market $99,000 Active 17 DOM
5. 2026-06-15
   days on market $99,000 Active 16 DOM
6. 2026-06-14
   days on market $99,000 Active 14 DOM
7. 2026-06-12
   days on market $99,000 Active 13 DOM
8. 2026-06-09
   days on market $99,000 Active 10 DOM
9. 2026-06-08
   days on market $99,000 Active 9 DOM
10. 2026-06-07
    days on market $99,000 Active 8 DOM
11. 2026-06-07
    days on market $99,000 Active 7 DOM
12. 2026-06-03
    days on market $99,000 Active 4 DOM
13. 2026-06-03
    remarks 471-char remark
14. 2026-06-02
    days on market $99,000 Active 3 DOM
15. 2026-06-01
    days on market $99,000 Active 2 DOM
16. 2026-05-31
    remarks 447-char remark
17. 2026-05-31
    listed $99,000 Active 1 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: $595 · $50/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,217/yr (+$101/mo · 204.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,368
• − Mortgage interest: −$5,546
• − Property taxes: −$595
• − Insurance: −$495
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$2,880
• Taxable income: $10,954
• Est. tax owed @ 24.0%: −$2,629
• After-tax cash flow: $9,302/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: 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

2 events — show timeline

• 2026-05-30 Listed $99,000 NTREIS
• 2004-10-08 Sold (Public Records) — Public Records

Property tax history

-2.8%/yr

Latest (2025): $595 · +12.4% YoY. Source: county tax records.