2308 Brent St · Big Spring, TX 79720

$199,900

3 bd · 2.0 ba · 1,977 sqft · SingleFamily public records · 290 Days on market

Built 1965 0.35 ac lot $101/sqft · 5% below area Est $211k · 5% under ↓ 16% since listing

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +9.8/15.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

Key facts

• Texas sized backyard
• Move in ready
• 0.35 acre lot

Tags

• MOVE IN READY
• TEXAS SIZED BACKYARD
• QUIET TUCKED AWAY NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $183k (8.4% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#948 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Big Spring ISD (town): math 29% / reading 30% proficiency, ranked #641 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington El (math 35% / reading 34%, grade F, #1,995 of 4,322 statewide, top 50%, 273 students, 80% FRL); Big Spring J H (math 25% / reading 34%, grade F, #1,077 of 1,662 statewide, top 66%, 516 students, 70% FRL); Big Spring H S (math 23% / reading 30%, grade F, #1,228 of 1,632 statewide, top 76%, 1,084 students, 67% FRL).
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Howard County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (median comp): $210,803
• List price: $199,900
• Delta: -5.17%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-31,769
• Equity at exit: $29,806

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-26,688
• Equity at exit: $17,284

Cash invested: $55,972 (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 79720

• Active inventory: 270
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$307 /mo · $3,678/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $9

Break-even live

Break-even rent $1,820

Max offer price $199,900

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $65	+0% $9	+5% $-48	+10% $-104
Rent	-10% $-136	-5% $-64	+0% $9	+5% $81	+10% $154
Rate	-1.0pp $109	-0.5pp $60	base $9	+0.5pp $-43	+1.0pp $-96

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3214 Drexel Ave Big Spring, TX	3.0	1.0	1366	$1,700	$1.24	15d	1	0.96mi
1206 E 11th Pl Big Spring, TX	3.0	2.0	1674	$1,700	$1.02	26d	1	1.05mi
1009 E 15th St Big Spring, TX	2.0	2.0	1486	$1,350	$0.91	26d	1	1.06mi
3233 Fenn St Big Spring, TX	4.0	2.0	2027	$2,300	$1.13	45d	1	1.13mi
2807 Macauslan St Big Spring, TX	3.0	2.0	2000	$2,400	$1.20	45d	1	1.34mi

Listing history 29 events

1. 2026-06-22
   days on market $199,900 Active 290 DOM
2. 2026-06-21
   days on market $199,900 Active 289 DOM
3. 2026-06-19
   days on market $199,900 Active 287 DOM
4. 2026-06-18
   days on market $199,900 Active 286 DOM
5. 2026-06-17
   days on market $199,900 Active 285 DOM
6. 2026-06-16
   days on market $199,900 Active 284 DOM
7. 2026-06-15
   days on market $199,900 Active 283 DOM
8. 2026-06-14
   days on market $199,900 Active 281 DOM
9. 2026-06-12
   days on market $199,900 Active 280 DOM
10. 2026-06-09
    days on market $199,900 Active 277 DOM
11. 2026-06-08
    days on market $199,900 Active 276 DOM
12. 2026-06-07
    days on market $199,900 Active 275 DOM
13. 2026-06-05
    days on market $199,900 Active 272 DOM
14. 2026-06-02
    days on market $199,900 Active 270 DOM
15. 2026-06-01
    days on market $199,900 Active 269 DOM
16. 2026-05-31
    days on market $199,900 Active 268 DOM
17. 2026-05-30
    days on market $199,900 Active 267 DOM
18. 2026-04-02
    price $209,900 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

19. 2026-03-30
    status Active 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

20. 2026-03-30
    historical 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

21. 2026-03-17
    status Active 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

22. 2026-02-16
    historical Active Under Contract 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

23. 2026-02-02
    price $215,000 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

24. 2026-01-05
    status Active 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

25. 2026-01-05
    price $224,900 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

26. 2026-01-04
    historical 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

27. 2025-11-21
    price $234,900 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

28. 2025-10-24
    price $239,900 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

29. 2025-09-04
    listed $249,900 Active 240-char remark

    Show marketing remark (240 chars)

    You don't have to do a thing except move into this totally updated move in ready 3 bed 2 bath home with all new everywhere! Nice sized lot, Texas sized backyard, this gem is located in a quiet tucked away neighborhood. Don't miss this one!

ⓘ 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: $3,678 · $307/mo
• Projected year-2 tax: $3,678 · $307/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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $21,979
• − Mortgage interest: −$11,198
• − Property taxes: −$3,678
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,815
• Taxable loss: −$3,229
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $881/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: Big Spring ISD
• NCES district ID: 4810200
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $42,916
• Composite: 25.11/100
• National rank: #7529
• State rank: #641 of 826 in TX

Livability — Big Spring

• Score: 62/100
• State rank: #948
• US rank: #16886

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Spring, TX
• County: Howard County · 29,936 people
• City population: 29,936
• Metro: Big Spring, TX
• Population (ZIP): 29,936
• Household income: $68,785
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 638.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 43,396 people
• By 2030: 46,792 · +7.8%
• By 2040: 54,096 · +24.7%
• By 2050: 61,707 · +42.2%
• By 2075: 79,809 · +83.9%
• By 2100: 87,385 · +101.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 45% White 45% Two or more races 17% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 28%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -46.3pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.4 2016: R+56.0 2012: R+58.2 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.13%
• Current HPI: 140.8159
• Rent YoY: —
• Metro: Big Spring, 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

-16.0% since first listed

12 events — show timeline

• 2026-04-02 Price Changed $209,900 PBBOR
• 2026-03-30 Relisted — PBBOR
• 2026-03-30 Delisted — PBBOR
• 2026-03-17 Relisted — PBBOR
• 2026-02-16 Contingent — PBBOR
• 2026-02-02 Price Changed $215,000 PBBOR
• 2026-01-05 Relisted — PBBOR
• 2026-01-05 Price Changed $224,900 PBBOR
• 2026-01-04 Delisted — PBBOR
• 2025-11-21 Price Changed $234,900 PBBOR
• 2025-10-24 Price Changed $239,900 PBBOR
• 2025-09-04 Listed $249,900 PBBOR

Property tax history

+1.0%/yr

Latest (2025): $3,678 · +13.4% YoY. Source: county tax records.