1208 Harding St · Big Spring, TX 79720

$70,000

2 bd · 1.0 ba · 656 sqft · SingleFamily public records · 106 Days on market

Built 1950 5,924 sqft lot

---

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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Great investment opportunity! This 2 bedroom, 1 bathroom home is perfect for investors looking to add to their portfolio. The property offers a functional layout, covered front porch, and a spacious yard. Conveniently located close to everyday amenities including shopping, dining, and schools. With a little TLC, this property has great potential as a rental or starter home. Don't miss your chance to turn this property into a solid investment opportunity!

Key facts

• Covered front porch
• Spacious yard
• Conveniently located

Tags

• COVERED FRONT PORCH
• SPACIOUS YARD
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($914 rent vs $70k).
• Recommended offer: $64k (9.0% 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-, schools F, crime 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.
• Market conditions: 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent is only 16% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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 1950 — 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. 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: 1.31% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.17×
• Total profit: $3,286
• Equity at exit: $10,437

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $21,751
• Equity at exit: $6,052

Cash invested: $19,600 (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: 266
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $914 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $229

Break-even live

Break-even rent $624

Max offer price $70,000

Occupancy floor 70%

Sensitivity live

Price	-10% $269	-5% $249	+0% $229	+5% $210	+10% $190
Rent	-10% $157	-5% $193	+0% $229	+5% $265	+10% $302
Rate	-1.0pp $265	-0.5pp $247	base $229	+0.5pp $211	+1.0pp $193

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 W Highway 80 Big Spring, TX	1.0	1.0	600	$750	$1.25	3d	1	0.14mi
3304 W Highway 80 Big Spring, TX	1.0	1.0	600	$750	$1.25	25d	1	0.14mi
3304 West St Big Spring, TX	1.0	1.0	600	$750	$1.25	13d	1	1.39mi

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 106 DOM
2. 2026-06-18
   days on market $70,000 Active 105 DOM
3. 2026-06-17
   days on market $70,000 Active 104 DOM
4. 2026-06-16
   days on market $70,000 Active 103 DOM
5. 2026-06-15
   days on market $70,000 Active 102 DOM
6. 2026-06-14
   days on market $70,000 Active 100 DOM
7. 2026-06-12
   days on market $70,000 Active 99 DOM
8. 2026-06-09
   days on market $70,000 Active 96 DOM
9. 2026-06-08
   days on market $70,000 Active 95 DOM
10. 2026-06-07
    days on market $70,000 Active 94 DOM
11. 2026-06-05
    days on market $70,000 Active 91 DOM
12. 2026-06-02
    days on market $70,000 Active 89 DOM
13. 2026-06-01
    days on market $70,000 Active 88 DOM
14. 2026-05-31
    days on market $70,000 Active 87 DOM
15. 2026-05-30
    days on market $70,000 Active 86 DOM
16. 2026-03-05
    listed $70,000 Active 458-char remark

    Show marketing remark (458 chars)

    Great investment opportunity! This 2 bedroom, 1 bathroom home is perfect for investors looking to add to their portfolio. The property offers a functional layout, covered front porch, and a spacious yard. Conveniently located close to everyday amenities including shopping, dining, and schools. With a little TLC, this property has great potential as a rental or starter home. Don't miss your chance to turn this property into a solid investment opportunity!

17. 2016-05-19
    soldstatus
18. 2007-01-26
    soldstatus

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$121/yr (+$10/mo · 10.5%)

ⓘ 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 4% 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: $10,971
• − Mortgage interest: −$3,921
• − Property taxes: −$1,160
• − Insurance: −$350
• − Repairs & maintenance: −$878
• − Management: −$878
• − Depreciation: −$2,036
• Taxable income: $1,749
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,333/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

3 events — show timeline

• 2026-03-05 Listed $70,000 PBBOR
• 2016-05-19 Sold (Public Records) — Public Records
• 2007-01-26 Sold (Public Records) — Public Records

Property tax history

+20.6%/yr

Latest (2025): $1,160 · +9.6% YoY. Source: county tax records.