1001 NW 8th St · Andrews, TX 79714

$79,000

2 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 120 Days on market

Built 1957 8,276 sqft lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIX & FLIP OPPORTUNITY! Priced to move at $99,000. 2 bed, 1 bath, 866 sq ft on a 0.19 acre corner lot in Original Town. Solid 1957 construction with strong value-add potential. Ideal for cash or conventional investors looking for their next project. Vacant and ready for renovation. High upside potential with the right updates. Sold AS-IS. Bring your offers!

Key facts

• 8,276 sq ft lot
• Built 1957
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#151 in TX, #4,199 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Andrews ISD (town): math 41% / reading 42% proficiency, ranked #311 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 204 active listings in the ZIP; 7 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; 72 units permitted in Andrews County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Andrews County population projected at +90% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 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 1957 — 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. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.5

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $13,029
• Equity at exit: $11,779

10-year hold

• IRR: 23.4%
• Equity multiple: 3.02×
• Total profit: $44,655
• Equity at exit: $6,830

Cash invested: $22,120 (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 79714

• Home prices YoY: -18.8%
• Active inventory: 204
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$414
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $405

Break-even live

Break-even rent $690

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 NW 8th St Apt 12 Andrews, TX	1.0	1.0	900	$990	$1.10	43d	1	0.44mi
400 NW 12th St Andrews, TX	3.0	2.0	1152	$1,450	$1.26	43d	1	0.51mi
200 NW Avenue M Andrews, TX	1.0–3.0	1.0–2.0	900	$1,462	$1.62	43d	12	0.65mi
1202 Aspen Dr Andrews, TX	2.0	1.0	832	$1,050	$1.26	43d	1	1.25mi
1204 Aspen Dr Andrews, TX	2.0	1.0	750	$950	$1.27	43d	1	1.25mi
402 SE 6th St Unit B Andrews, TX	2.0	1.0	831	$900	$1.08	44d	1	1.37mi
408 SE 6th St Apt D Andrews, TX	2.0	1.0	832	$1,050	$1.26	43d	1	1.38mi

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 120 DOM
2. 2026-06-18
   days on market $79,000 Active 119 DOM
3. 2026-06-17
   days on market $79,000 Active 118 DOM
4. 2026-06-16
   days on market $79,000 Active 117 DOM
5. 2026-06-15
   days on market $79,000 Active 116 DOM
6. 2026-06-14
   days on market $79,000 Active 114 DOM
7. 2026-06-12
   days on market $79,000 Active 113 DOM
8. 2026-06-09
   days on market $79,000 Active 110 DOM
9. 2026-06-08
   days on market $79,000 Active 109 DOM
10. 2026-06-07
    days on market $79,000 Active 108 DOM
11. 2026-06-03
    days on market $79,000 Active 104 DOM
12. 2026-06-02
    days on market $79,000 Active 103 DOM
13. 2026-06-01
    days on market $79,000 Active 102 DOM
14. 2026-05-31
    days on market $79,000 Active 101 DOM
15. 2026-05-30
    days on market $79,000 Active 100 DOM
16. 2026-04-20
    price $79,000 365-char remark

    Show marketing remark (365 chars)

    FIX & FLIP OPPORTUNITY! Priced to move at $99,000. 2 bed, 1 bath, 866 sq ft on a 0.19 acre corner lot in Original Town. Solid 1957 construction with strong value-add potential. Ideal for cash or conventional investors looking for their next project. Vacant and ready for renovation. High upside potential with the right updates. Sold AS-IS. Bring your offers!

17. 2026-04-02
    price $89,000 365-char remark

    Show marketing remark (365 chars)

    FIX & FLIP OPPORTUNITY! Priced to move at $99,000. 2 bed, 1 bath, 866 sq ft on a 0.19 acre corner lot in Original Town. Solid 1957 construction with strong value-add potential. Ideal for cash or conventional investors looking for their next project. Vacant and ready for renovation. High upside potential with the right updates. Sold AS-IS. Bring your offers!

18. 2026-03-04
    price $95,000 365-char remark

    Show marketing remark (365 chars)

    FIX & FLIP OPPORTUNITY! Priced to move at $99,000. 2 bed, 1 bath, 866 sq ft on a 0.19 acre corner lot in Original Town. Solid 1957 construction with strong value-add potential. Ideal for cash or conventional investors looking for their next project. Vacant and ready for renovation. High upside potential with the right updates. Sold AS-IS. Bring your offers!

19. 2026-02-19
    listed $99,000 Active 365-char remark

    Show marketing remark (365 chars)

    FIX & FLIP OPPORTUNITY! Priced to move at $99,000. 2 bed, 1 bath, 866 sq ft on a 0.19 acre corner lot in Original Town. Solid 1957 construction with strong value-add potential. Ideal for cash or conventional investors looking for their next project. Vacant and ready for renovation. High upside potential with the right updates. Sold AS-IS. Bring your offers!

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$275/yr (+$23/mo · 23.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,431
• − Mortgage interest: −$4,425
• − Property taxes: −$1,171
• − Insurance: −$395
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,298
• Taxable income: $3,833
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $3,944/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: Andrews ISD
• NCES district ID: 4808280
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $59,795
• Composite: 36.68/100
• National rank: #4606
• State rank: #311 of 826 in TX

Livability — Andrews

• Score: 75/100
• State rank: #151
• US rank: #4199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, TX
• County: Andrews County · 18,610 people
• City population: 18,610
• Metro: Andrews, TX
• Population (ZIP): 18,610
• Household income: $72,242
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 277.0

Population outlook (Andrews County) Hauer SSP2

• Today (2025): 25,215 people
• By 2030: 29,208 · +15.8%
• By 2040: 38,047 · +50.9%
• By 2050: 47,841 · +89.7%
• By 2075: 74,028 · +193.6%
• By 2100: 94,141 · +273.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 40% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 60% English-only · Spanish 40%

Political lean MEDSL · Andrews

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -7.2pp toward R · 2008: -65.4pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.8 2016: R+62.7 2012: R+63.5 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.13%
• Current HPI: 216.4244
• Rent YoY: —
• Metro: Andrews, 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

-20.2% since first listed

4 events — show timeline

• 2026-04-20 Price Changed $79,000 ODMLS
• 2026-04-02 Price Changed $89,000 ODMLS
• 2026-03-04 Price Changed $95,000 ODMLS
• 2026-02-19 Listed $99,000 ODMLS

Property tax history

-0.8%/yr

Latest (2025): $1,171 · +13.3% YoY. Source: county tax records.