605 E 13th St · Big Spring, TX 79720

$39,000

4 bd · 4.0 ba · 2,128 sqft · Townhouse public records · 92 Days on market

Built 1970 7,013 sqft lot ↓ 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor special in Big Spring! This unique 2-unit multifamily property at 605 E 13th St offers strong value-add potential. The property sits on a 7,013 sq ft lot and features stucco siding, tile flooring, and a mix of window units and a mini-split system for cooling. Kitchens, bathrooms, and finishes are largely original, providing an excellent opportunity for investors to update and increase value. Property will require repairs, including plumbing work and crawlspace/foundation attention, and is being sold as-is. Located in an established neighborhood across from a school with utilities available and no HOA. Great opportunity for investors looking to renovate and add a small multifamily asset to their portfolio. Don't miss out! Call today to take advantage of this great opportunity!

Key facts

• Stucco siding
• Window units
• Mini-split system

Tags

• MULTIFAMILY PROPERTY
• STRONG VALUE-ADD POTENTIAL
• STUCCO SIDING
• TILE FLOORING
• WINDOW UNITS
• MINI-SPLIT SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $39k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $35k (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-, 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: Goliad El (math 38% / reading 23%, grade F, #2,464 of 4,322 statewide, top 58%, 232 students, 78% 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; 2 comparable units currently listed for rent nearby; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.01% ✓
• Cap rate: 42.52%
• Cash-on-cash: 129.38%
• DSCR: 6.76
• GRM: 1.7

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: —
• Equity multiple: 7.30×
• Total profit: $68,756
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 15.36×
• Total profit: $156,790
• Equity at exit: $3,372

Cash invested: $10,920 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,177

Break-even live

Break-even rent $463

Max offer price $39,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,199	-5% $1,188	+0% $1,177	+5% $1,166	+10% $1,155
Rent	-10% $1,023	-5% $1,100	+0% $1,177	+5% $1,255	+10% $1,332
Rate	-1.0pp $1,197	-0.5pp $1,187	base $1,177	+0.5pp $1,167	+1.0pp $1,157

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 E 11th Pl Big Spring, TX	3.0	2.0	1674	$1,700	$1.02	26d	1	0.46mi
2807 Macauslan St Big Spring, TX	3.0	2.0	2000	$2,400	$1.20	46d	1	1.09mi

Listing history 15 events

1. 2026-06-14
   days on market $39,000 Active 92 DOM
2. 2026-06-12
   days on market $39,000 Active 91 DOM
3. 2026-06-09
   days on market $39,000 Active 88 DOM
4. 2026-06-08
   days on market $39,000 Active 87 DOM
5. 2026-06-07
   days on market $39,000 Active 86 DOM
6. 2026-06-05
   days on market $39,000 Active 83 DOM
7. 2026-06-02
   days on market $39,000 Active 81 DOM
8. 2026-06-01
   price $39,000 Active 80 DOM
9. 2026-06-01
   days on market $40,000 Active 80 DOM
10. 2026-05-31
    days on market $40,000 Active 79 DOM
11. 2026-05-30
    days on market $40,000 Active 78 DOM
12. 2026-04-21
    price $40,000 795-char remark

    Show marketing remark (795 chars)

    Investor special in Big Spring! This unique 2-unit multifamily property at 605 E 13th St offers strong value-add potential. The property sits on a 7,013 sq ft lot and features stucco siding, tile flooring, and a mix of window units and a mini-split system for cooling. Kitchens, bathrooms, and finishes are largely original, providing an excellent opportunity for investors to update and increase value. Property will require repairs, including plumbing work and crawlspace/foundation attention, and is being sold as-is. Located in an established neighborhood across from a school with utilities available and no HOA. Great opportunity for investors looking to renovate and add a small multifamily asset to their portfolio. Don't miss out! Call today to take advantage of this great opportunity!

13. 2026-04-14
    price $44,500 795-char remark

    Show marketing remark (795 chars)

    Investor special in Big Spring! This unique 2-unit multifamily property at 605 E 13th St offers strong value-add potential. The property sits on a 7,013 sq ft lot and features stucco siding, tile flooring, and a mix of window units and a mini-split system for cooling. Kitchens, bathrooms, and finishes are largely original, providing an excellent opportunity for investors to update and increase value. Property will require repairs, including plumbing work and crawlspace/foundation attention, and is being sold as-is. Located in an established neighborhood across from a school with utilities available and no HOA. Great opportunity for investors looking to renovate and add a small multifamily asset to their portfolio. Don't miss out! Call today to take advantage of this great opportunity!

14. 2026-04-02
    price $49,500 795-char remark

    Show marketing remark (795 chars)

    Investor special in Big Spring! This unique 2-unit multifamily property at 605 E 13th St offers strong value-add potential. The property sits on a 7,013 sq ft lot and features stucco siding, tile flooring, and a mix of window units and a mini-split system for cooling. Kitchens, bathrooms, and finishes are largely original, providing an excellent opportunity for investors to update and increase value. Property will require repairs, including plumbing work and crawlspace/foundation attention, and is being sold as-is. Located in an established neighborhood across from a school with utilities available and no HOA. Great opportunity for investors looking to renovate and add a small multifamily asset to their portfolio. Don't miss out! Call today to take advantage of this great opportunity!

15. 2026-03-13
    listed $50,000 Active 795-char remark

    Show marketing remark (795 chars)

    Investor special in Big Spring! This unique 2-unit multifamily property at 605 E 13th St offers strong value-add potential. The property sits on a 7,013 sq ft lot and features stucco siding, tile flooring, and a mix of window units and a mini-split system for cooling. Kitchens, bathrooms, and finishes are largely original, providing an excellent opportunity for investors to update and increase value. Property will require repairs, including plumbing work and crawlspace/foundation attention, and is being sold as-is. Located in an established neighborhood across from a school with utilities available and no HOA. Great opportunity for investors looking to renovate and add a small multifamily asset to their portfolio. Don't miss out! Call today to take advantage of this great opportunity!

ⓘ 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: $1,739 · $145/mo
• Projected year-2 tax: $1,739 · $145/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 · 21 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: $23,439
• − Mortgage interest: −$2,185
• − Property taxes: −$1,739
• − Insurance: −$195
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$1,135
• Taxable income: $14,435
• Est. tax owed @ 24.0%: −$3,465
• After-tax cash flow: $10,664/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

-20.0% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $40,000 HARMLS
• 2026-04-14 Price Changed $44,500 HARMLS
• 2026-04-02 Price Changed $49,500 HARMLS
• 2026-03-13 Listed $50,000 HARMLS

Property tax history

+5.1%/yr

Latest (2025): $1,739 · +14.4% YoY. Source: county tax records.